UK stamp duty calculator
Select your buyer type, enter the property purchase price, and get an instant SDLT estimate. Applies to England and Northern Ireland only — Scotland uses LBTT and Wales uses LTT.
How stamp duty works in England and Northern Ireland
Stamp Duty Land Tax (SDLT) is charged on residential property purchases above the nil-rate threshold. It is a banded tax — each rate applies only to the slice of the purchase price within that band, not the full amount. This is the same in structure as income tax bands.
| Price band | Standard rate | First-time buyer | Additional property |
|---|---|---|---|
| Up to £125,000 | 0% | 0%* | 5% |
| £125,001 – £250,000 | 2% | 0%* | 7% |
| £250,001 – £300,000 | 5% | 0%* | 10% |
| £300,001 – £500,000 | 5% | 5%* | 10% |
| £500,001 – £925,000 | 5% | 5%† | 10% |
| £925,001 – £1,500,000 | 10% | 10%† | 15% |
| Above £1,500,000 | 12% | 12%† | 17% |
* First-time buyer rates for properties up to £500,000 only. † No FTB relief for properties above £500,000 — full standard rates apply. Rates in force from 1 April 2025 for England and Northern Ireland.
Example SDLT calculations at common price points
| Purchase price | Standard buyer | First-time buyer | Additional property |
|---|---|---|---|
| £200,000 | £1,500 | £0 | £11,500 |
| £300,000 | £5,000 | £0 | £20,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £600,000 | £20,000 | £20,000 | £50,000 |
| £750,000 | £27,500 | £27,500 | £65,000 |
| £1,000,000 | £43,750 | £43,750 | £93,750 |
The additional property surcharge significantly increases upfront costs for buy-to-let and second-home buyers. On a £400,000 property, the surcharge adds £20,000 to the standard buyer rate — a meaningful impact on cash-on-cash return for property investors.
After checking your stamp duty estimate, use our mortgage calculator to estimate monthly repayments and the deposit savings calculator to plan your total upfront cash requirement.
Planning around stamp duty
SDLT is due within 14 days of completion and is non-negotiable — it cannot be offset against other costs. Failing to budget for it is one of the most common mistakes first-time buyers and investors make. When calculating the cash you need for a property purchase, always calculate SDLT alongside the deposit.
The price band threshold effect: Because SDLT is banded, crossing a threshold only taxes the excess at the higher rate — a property at £250,001 pays 5% on just the £1 above £250,000. The nil-rate band ends at £125,000, so most standard purchases involve at least the 2% band. For first-time buyers the £500,000 relief cap is the threshold that matters most: relief disappears entirely above it. Buyers near these thresholds should check whether the property price is worth negotiating down slightly.
First-time buyer relief in practice: Both buyers in a joint purchase must be first-time buyers for the relief to apply. If one buyer has previously owned a residential property anywhere in the world, the full standard rate applies. The property must also be used as the buyer's main residence — the relief does not apply to buy-to-let purchases.
Additional property surcharge refund: If you paid the 5 percentage point surcharge because you had not yet sold your previous main home, you may be eligible for a refund if you sell the previous property within three years of completing the new purchase. Claims are made directly to HMRC.
Frequently asked questions
How much is stamp duty on a £300,000 house?
A standard buyer pays £5,000 (0% on £125k + 2% on £125k = £2,500 + 5% on £50k = £2,500). A first-time buyer pays £0 (0% on the first £300,000). An additional property buyer pays £20,000 (5% on £125k = £6,250 + 7% on £125k = £8,750 + 10% on £50k = £5,000).
How much is stamp duty on a £500,000 house?
A standard buyer pays £15,000. A first-time buyer pays £10,000 (0% on £300k + 5% on £200k). An additional property buyer pays £40,000. The first-time buyer saving is £5,000 on a £500,000 property — £500,000 is the maximum price at which the relief applies.
Do first-time buyers pay stamp duty?
For properties up to £500,000, first-time buyers pay reduced SDLT: 0% on the first £300,000 and 5% on £300,001–£500,000. For properties above £500,000, full standard rates apply. Both buyers on a joint purchase must be first-time buyers for the relief to apply.
Is stamp duty the same in Scotland and Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different rates and thresholds. This calculator applies English SDLT rates only and should not be used for purchases in Scotland or Wales.
When do you pay stamp duty?
SDLT must be paid within 14 days of completion. Your solicitor normally handles the payment and filing with HMRC as part of the completion process. You are legally responsible for ensuring it is paid on time — late payment incurs interest and penalties.
Can I reclaim the additional property surcharge?
If you paid the additional property surcharge but sell your previous main home within three years, you can claim a refund of the surcharge element (5 percentage points) from HMRC. Claims must be made within 12 months of selling the previous property.
Related calculators
Stamp Duty Calculator UK
Our main SDLT calculator
Stamp Duty Second Home Calculator
Detailed BTL and second-home SDLT breakdown
Mortgage Calculator UK
Estimate monthly mortgage repayments
Deposit Savings Calculator
Plan your full upfront cash requirement
Rental Yield Calculator
Gross yield for a buy-to-let investment
Property ROI Calculator
Return on capital including stamp duty costs
Related guides
Hidden costs of buying a house UK
All upfront costs including stamp duty, solicitors and surveys
How much does buying a house really cost?
Total cost breakdown for UK buyers
Complete first-time buyer guide UK
Step-by-step from deposit to completion
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SDLT surcharge, income tax, CGT and more
Important information
This calculator is for general information and planning purposes only. It estimates SDLT using published HMRC band rates for England and Northern Ireland. Results are estimates and do not constitute a definitive tax calculation or tax advice.
SDLT thresholds and rates may change in future Budgets. This calculator does not account for all possible reliefs, exemptions or special circumstances (including company purchases, charitable purchases, mixed-use properties, or transfers between connected parties). Your solicitor will calculate and file the correct SDLT return with HMRC on your behalf.
Always confirm your SDLT liability with HMRC or a qualified solicitor or conveyancer before exchanging contracts. Read our full Disclaimer.
About the author
✓ Editorially reviewed — all Poqet guides are checked for factual accuracy before publication and updated when UK rates or legislation change. Editorial Policy