Calculate Stamp Duty Land Tax (SDLT) for any UK property purchase using the post-April 2025 rates. Covers first-time buyer relief and the 5% additional property surcharge.
✓ Post-1 April 2025 rates✓ FTB relief up to £500k✓ 5% additional property surcharge
Last updated: April 2026 · Reflects April 2025 rate changes
Important — April 2025 changes: SDLT thresholds reverted on 1 April 2025. The standard nil-rate threshold dropped from £250,000 to £125,000. First-time buyer relief dropped from £425,000 to £300,000. The additional property surcharge increased from 3% to 5% on 31 October 2024.
£
Stamp duty owed
£0
0% effective rate
Property price
£0
Standard purchase
Total cost
£0
price + stamp duty
Effective rate
0%
of purchase price
Band-by-band breakdown
This calculator covers England and Northern Ireland (SDLT). Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), both with different rates. Always confirm your liability with a solicitor or HMRC.
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2025/26 SDLT rates — England & Northern Ireland (from 1 April 2025)
Standard residential rates
Band
Property value
Rate
Zero rate
Up to £125,000
0%
Band 2
£125,001 – £250,000
2%
Band 3
£250,001 – £925,000
5%
Band 4
£925,001 – £1,500,000
10%
Band 5
Over £1,500,000
12%
First-time buyer relief (from 1 April 2025)
First-time buyers pay no stamp duty on the first £300,000 of a property. On the portion between £300,001 and £500,000, they pay 5%. Properties costing more than £500,000 receive no first-time buyer relief — standard rates apply on the full price.
Additional property surcharge (from 31 October 2024)
Buyers purchasing a second home or buy-to-let property pay an additional 5% on top of every standard SDLT band (increased from 3% in the October 2024 Budget).
Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor or conveyancer will normally handle the payment on your behalf as part of the completion process.
Did stamp duty really change in April 2025?
Yes. Temporary higher thresholds introduced in September 2022 expired on 31 March 2025. The standard nil-rate threshold dropped from £250,000 back to £125,000, and first-time buyer relief dropped from £425,000 back to £300,000. The relief cap also dropped from £625,000 to £500,000.
Is stamp duty different in Scotland and Wales?
Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different bands and rates from English SDLT. This calculator only covers England and Northern Ireland.