UK Stamp Duty Calculator 2025
Calculate Stamp Duty Land Tax (SDLT) on property purchases in England and Northern Ireland. Includes first-time buyer relief and additional property surcharge.
Calculate Your Stamp Duty
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How Stamp Duty Land Tax Works in 2025
What is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax is a tax paid when you buy a property or land in England or Northern Ireland. The amount you pay depends on the purchase price and whether you're a first-time buyer or purchasing an additional property.
Standard Rates 2025
Up to £250,000: 0%
£250,001 - £925,000: 5%
£925,001 - £1.5m: 10%
Over £1.5m: 12%
First-Time Buyer Relief
Up to £425,000: 0%
£425,001 - £625,000: 5%
Over £625,000: Standard rates apply
Available for properties up to £625,000
Additional Property Surcharge
If you're buying an additional property (second home, buy-to-let), you pay an extra 3% on top of standard rates for the entire purchase price.
When to Pay
Stamp duty must be paid within 14 days of completion. Your solicitor usually handles this payment on your behalf from the funds you provide.
Important: Regional Differences
Scotland: Uses Land and Buildings Transaction Tax
(LBTT) with different rates and thresholds.
Wales: Uses Land Transaction Tax (LTT) with
different rates and thresholds.
This calculator is only accurate for England and Northern Ireland.
Frequently Asked Questions
Who qualifies as a first-time buyer?
You're a first-time buyer if you and anyone else you're buying with have never owned a property anywhere in the world. This includes inherited property. If you're buying with a partner who has owned property before, you won't qualify for first-time buyer relief. The property must also cost £625,000 or less, and you must intend to live in it as your main residence.
What counts as an additional property?
You'll pay the 3% surcharge if you already own a property (or share of a property) when you buy another one. This includes buy-to-let properties, second homes, and holiday homes. You may be able to claim a refund of the surcharge if you sell your previous main residence within 3 years of buying the new one.
Do I pay stamp duty on new build properties?
Yes, stamp duty applies to new build properties in the same way as existing properties. The rates are the same whether you're buying a new or existing home. However, some developers may offer to pay your stamp duty as part of a sales incentive.
Can I avoid paying stamp duty?
Stamp duty is a legal requirement and cannot be avoided if you're buying a property above the threshold. However, you can reduce it by: qualifying for first-time buyer relief, ensuring you don't trigger the additional property surcharge unnecessarily, or considering properties below the threshold. Attempting to evade stamp duty is illegal and can result in penalties.
What happens if I don't pay stamp duty on time?
If you don't pay stamp duty within 14 days of completion, you'll face penalties: £100 if you're up to 3 months late, £200 if you're 3-6 months late, plus daily penalties of £10 per day after 6 months. You'll also pay interest on the unpaid amount. Your solicitor typically handles the payment to avoid these penalties.
Is stamp duty included in my mortgage?
No, stamp duty is not included in your mortgage and must be paid separately. You need to budget for stamp duty as part of your upfront costs when buying a property, along with your deposit, legal fees, and survey costs. Most lenders won't allow you to borrow extra to cover stamp duty.
Do I get stamp duty relief if I'm replacing my main residence?
If you're selling your current main residence and buying a new one, you won't pay the 3% additional property surcharge as long as you complete the sale of your old home within 3 years. If you pay the surcharge because you haven't sold yet, you can claim a refund once the sale completes.
Ready to Buy a Property?
Now that you know your stamp duty costs, make sure to budget for legal fees, surveys, and moving costs. Speak to a mortgage advisor to get the best deal.