Stamp Duty Land Tax (SDLT) Calculator
Calculate SDLT for residential property in England & Northern Ireland.
£
Next Home (Moving House)
First Time Buyer
Additional Property (Buy-to-Let / Second Home)
Property Price:
£0
Effective Tax Rate:
0%
Total Stamp Duty Due:
£0
Understanding Stamp Duty Land Tax (SDLT) Rates in 2024/25
Stamp Duty Land Tax (SDLT) is a lump-sum tax that you must pay if you buy a property or land in England and Northern Ireland over a certain price threshold. The rates vary significantly depending on whether you are a first-time buyer, moving home, or purchasing an additional property.
Note: This calculator applies to properties in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT).
Current Standard Rates (Next Home)
For those replacing their primary residence or moving home, the following tiered rates apply to the purchase price:
- £0 to £250,000: 0% (Nil Rate)
- £250,001 to £925,000: 5%
- £925,001 to £1,500,000: 10%
- Over £1.5 million: 12%
First Time Buyers Relief
The government offers specific relief to help people get on the property ladder. If you, and anyone else you are buying with, are first-time buyers:
- £0 to £425,000: 0%
- £425,001 to £625,000: 5% on the portion above £425,000
Crucial Rule: If the purchase price exceeds £625,000, you lose First Time Buyer relief entirely and must pay the standard rates on the full amount.
Additional Properties and Buy-to-Let
If you are purchasing a second home, a holiday home, or a buy-to-let investment property, you will pay a 3% surcharge on top of the standard rates. This applies to the entire purchase price if the property costs more than £40,000.
- £0 – £250,000: 3%
- £250,001 – £925,000: 8%
- £925,001 – £1,500,000: 13%
- Over £1.5m: 15%
Non-UK Resident Surcharge
Since 1 April 2021, a 2% surcharge applies to non-UK residents purchasing residential property in England and Northern Ireland. This creates a potential maximum top rate of 17% (12% standard + 3% additional home + 2% non-resident).
When must Stamp Duty be paid?
You have 14 days from the date of completion (when you get the keys) to file the SDLT return and pay the tax. Usually, your solicitor or conveyancer will handle this on your behalf, but it is legally your responsibility to ensure it is paid.