🏠 England & Northern Ireland

How much stamp duty will you pay?

Type a property price for an instant SDLT calculation — first-time buyers, additional properties, non-UK residents, and shared ownership all covered.

Rates last updated: April 2025 — HMRC SDLT thresholds
✓ Real-time results ✓ All buyer types ✓ Mortgage estimate ✓ Total purchase cost
Property purchase price
£
£50k£500k£1m£2m
Buyer type & situation
First-time buyer 0% up to £425k 0% on first £425,000 — 5% on £425,001–£625,000. No relief above £625,000.
Additional property / buy-to-let +5% surcharge Second home, buy-to-let, or buying before selling current home. 5% surcharge on all bands.
Non-UK resident +2% surcharge Applies if you are not a UK resident. 2% added on top of all other SDLT rates.
Shared ownership On your share only SDLT calculated on the share you purchase. Adjust your share percentage below.
50%
Effective price at 50% share: —
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Frequently asked questions

What are the UK stamp duty rates in 2025?
From April 1 2025, standard SDLT rates are: 0% on the first £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; and 12% above £1.5m. First-time buyers pay 0% up to £425,000 and 5% on £425,001–£625,000. Additional properties attract a 5% surcharge on all bands.
How does the first-time buyer stamp duty relief work?
First-time buyers pay no stamp duty on properties up to £425,000. On properties between £425,001 and £625,000, they pay 5% only on the portion above £425,000. Properties above £625,000 receive no relief — standard rates apply to the full purchase price. Both buyers must be first-time buyers if purchasing jointly.
What is the additional property stamp duty surcharge?
Since 31 October 2024, buyers of additional residential properties pay a 5% surcharge on all SDLT bands. This applies to second homes, buy-to-let investments, and purchases made before selling your current main residence. The effective rates become 5%, 7%, 10%, 15%, and 17% across the standard bands. You can reclaim the surcharge within 12 months if you sell your previous main home within 3 years of buying the new one.
What is the non-UK resident stamp duty surcharge?
Non-UK residents pay an additional 2% surcharge on top of all other SDLT rates when purchasing residential property in England and Northern Ireland. This applies regardless of whether you are a first-time buyer or purchasing an additional property. It is calculated on the full purchase price.
How is shared ownership stamp duty calculated?
For shared ownership purchases, SDLT is calculated on the share you are buying rather than the full market value. For example, buying a 50% share of a £400,000 property means SDLT is calculated on £200,000. You can optionally elect to pay SDLT on the full market value upfront to avoid paying further SDLT when you staircase to a larger share later — speak to your solicitor about which approach suits you.
When must stamp duty be paid?
SDLT must be submitted and paid within 14 days of completing your property purchase in England and Northern Ireland. Your conveyancing solicitor handles this automatically from funds provided at completion. Late payment attracts a fixed penalty of £100, rising to £200 after 3 months, plus interest on the unpaid tax at HMRC's current rate.
Does this calculator cover Scotland and Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both with different rates and thresholds. This calculator covers England and Northern Ireland SDLT only.