UK Stamp Duty Calculator 2025

Calculate SDLT (England & NI), Land Transaction Tax (Wales), or LBTT (Scotland) with full band breakdown. Covers first-time buyers, additional properties, and non-UK residents.

Stamp Duty Land Tax (SDLT) is a tax paid to HMRC when you purchase property or land in England and Northern Ireland above a certain threshold. For 2025/26, the nil-rate threshold is £125,000 for most buyers, with first-time buyers benefiting from a higher £300,000 threshold on properties up to £500,000.

SDLT operates on a tiered system — you pay different rates on different portions of the purchase price, not a single flat rate on the whole amount. If you are buying a second home or buy-to-let property, an additional 5% surcharge applies from the first pound. Non-UK residents face a further 2% supplement. Wales and Scotland have their own separate systems: Land Transaction Tax and Land and Buildings Transaction Tax respectively.

HMRC received 1.08 million SDLT returns in 2022/23, generating £11.7 billion in revenue (HMRC Annual Stamp Tax Statistics, 2024). This calculator covers all three nations and accounts for first-time buyer relief, the additional dwelling surcharge, and the non-UK resident supplement.

How to calculate your stamp duty

  1. Enter the purchase price of the property
  2. Select the nation (England, Wales, or Scotland) and buyer type
  3. Indicate whether it is an additional property or if you are a non-UK resident
  4. See the total duty with a full band-by-band breakdown

Written by the CalcStack team · Last updated March 2026

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Frequently asked questions

What is stamp duty (SDLT)?▾
It's a tax you pay when you buy property in England or Northern Ireland. It works in bands, a bit like income tax — you pay different rates on different slices of the price, not one flat rate on the whole thing. So on a £350,000 house, you'd pay 0% on the first £250,000 and 5% on the remaining £100,000. That's £5,000 total.
What are the stamp duty rates for 2025?▾
In England and Northern Ireland: 0% up to £250,000, 5% on £250,001–£925,000, 10% on £925,001–£1,500,000, and 12% above that. First-time buyers get a better deal — 0% up to £425,000 on properties under £625,000. You can cross-check your figure on the gov.uk stamp duty calculator.
Do first-time buyers pay stamp duty?▾
Usually very little or nothing. You pay 0% on the first £425,000 and 5% on the bit between £425,001 and £625,000. So a first-time buyer picking up a £500,000 flat pays just £3,750. But if the property costs more than £625,000, the relief vanishes completely and you're on standard rates for the full amount. That cliff edge catches a lot of people out in London.
What is the additional property surcharge?▾
If you already own a home and you're buying another one — a buy-to-let, a holiday place, whatever — you pay an extra 3% on top of everything. And it applies to the full purchase price, not just the bit above a threshold. Good news though: if you sell your old main home within 3 years, you can apply for a refund of the surcharge.
What is the non-UK resident surcharge?▾
An extra 2% on the entire purchase price. It's been in place since April 2021. If you move to the UK and become tax resident within 12 months of buying, you can claim it back.
How does stamp duty work in Wales (LTT)?▾
Wales doesn't use SDLT — it has its own Land Transaction Tax (LTT) with different thresholds. The bands are: 0% up to £225,000, 6% on £225,001–£400,000, 7.5% on £400,001–£750,000, 10% on £750,001–£1,500,000, and 12% above that. It replaced SDLT back in April 2018 when tax powers were devolved.
How does stamp duty work in Scotland (LBTT)?▾
Scotland has the Land and Buildings Transaction Tax. The nil-rate band is lower than England — just £145,000 — so you start paying sooner. After that it's 2% up to £250,000, 5% to £325,000, 10% to £750,000, and 12% above. Revenue Scotland handles it rather than HMRC.
When do I need to pay stamp duty?▾
Technically within 14 days of completion in England and NI. Don't panic though — your solicitor handles this. They'll file the return and send the payment to HMRC as part of the conveyancing process. In Scotland and Wales it's 30 days. Miss the deadline and there are automatic penalties plus interest.
Can I add stamp duty to my mortgage?▾
No, not directly. Most lenders won't let you. You need to have the stamp duty ready in cash alongside your deposit. The only exception is if the property values higher than the purchase price — then you might be able to borrow slightly more, but that's rare and depends on the lender.
Is stamp duty payable on new build properties?▾
Yes — same rates as any other property. First-time buyer relief still applies if you qualify. Some developers will offer to "pay your stamp duty" as a sales incentive, but keep in mind they've usually just baked that cost into a higher asking price.

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