Stamp Duty Land Tax (SDLT) is a tax you pay when you buy residential property in England or Northern Ireland above certain price thresholds. Scotland has Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT) — different rates apply in those countries. Use our stamp duty calculator to find out exactly what you will owe on your purchase.
Standard SDLT Rates (from 1 April 2025)
The nil-rate threshold reverted to £125,000 on 1 April 2025 (it was temporarily £250,000).
| Property Price Band | SDLT Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Additional Property Surcharge
If you already own a property and are buying an additional one (buy-to-let, second home, investment), you pay a 5% surcharge on top of the standard rates on the entire purchase price. This surcharge was increased from 3% to 5% on 31 October 2024.
First-Time Buyer Relief (from 1 April 2025)
First-time buyers pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000, the relief does not apply and standard rates are charged on the full amount from £0.
The temporary higher thresholds (£425,000 nil-rate / £625,000 cap) ended on 31 March 2025.
SDLT Examples — How Much Will You Pay?
| Property Price | Standard (Owner) | Additional Property | First-Time Buyer |
|---|---|---|---|
| £150,000 | £500 | £8,000 | £0 |
| £250,000 | £2,500 | £15,000 | £0 |
| £350,000 | £7,500 | £25,000 | £2,500 |
| £500,000 | £15,000 | £40,000 | £10,000 |
| £750,000 | £27,500 | £65,000 | N/A |
Exemptions and Reliefs You Should Know About
Transfers between spouses or civil partners carry no SDLT if no money changes hands. This is useful for tax planning — transferring a share in a property to a lower-earning partner creates no SDLT liability.
Gifted properties where no cash consideration changes hands carry no SDLT — but if the recipient takes on a mortgage, SDLT applies to the value of that mortgage.
Multiple dwellings relief allows buyers purchasing two or more properties in a single transaction to average the purchase price, potentially reducing SDLT. This was partially restricted in 2024 but still applies in some scenarios — consult a tax adviser.
Property purchased through a company by a corporate entity attracts a flat 15% SDLT rate if the residential property costs over £500,000 — an important consideration for investors thinking of using corporate structures.
When Do You Have to Pay Stamp Duty?
SDLT must be paid and the return filed within 14 days of completion. Your solicitor or conveyancer normally handles this on your behalf using funds you provide. Missing this deadline incurs an automatic penalty of £100 (under 3 months late) rising to £200 (over 3 months) plus daily interest on the unpaid amount.
SDLT in Scotland and Wales
Scotland replaced SDLT with Land and Buildings Transaction Tax (LBTT) in April 2015. Wales replaced SDLT with Land Transaction Tax (LTT) in April 2018. Both have different rate structures and thresholds from SDLT. If you are buying in Scotland or Wales, use the relevant LBTT or LTT calculator rather than this SDLT guide.
Can You Reclaim Stamp Duty?
You can reclaim the 5% additional property surcharge if you sell your previous main home within 3 years of paying the higher rate. This applies if you paid the surcharge on a new main home because your existing main home had not yet sold. Contact HMRC within 12 months of the sale to claim the refund.
Calculate Your Stamp Duty
Use our free calculator to work out your exact SDLT bill for standard purchases, additional properties, and first-time buyer relief:
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Frequently Asked Questions
What are the current stamp duty rates in England?
From 1 April 2025, the standard SDLT rates are: 0% on up to £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1,500,000; and 12% above £1,500,000. These rates apply to each band rather than the whole purchase price, so a £300,000 property attracts SDLT of £5,000 (0% on first £125k, 2% on next £125k, 5% on final £50k).
How much stamp duty do first-time buyers pay?
First-time buyers in England pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000, the relief does not apply and standard rates are charged from £0. The temporary higher thresholds (£425,000 nil-rate / £625,000 cap) ended on 31 March 2025.
What is the additional property stamp duty surcharge?
If you already own a property and are purchasing an additional one — such as a buy-to-let, second home, or investment property — you pay a 5% surcharge on the entire purchase price on top of the standard SDLT rates. This surcharge was increased from 3% to 5% on 31 October 2024. On a £250,000 investment property, the additional surcharge alone adds £12,500 to the stamp duty bill.
When must stamp duty be paid after completing a property purchase?
SDLT must be paid and a return filed with HMRC within 14 days of completion. Your solicitor or conveyancer normally handles this on your behalf using funds you transfer to them. Missing this deadline results in an automatic penalty of £100 (up to 3 months late), rising to £200 for over 3 months late, plus daily interest on the unpaid tax.
Can you reclaim the stamp duty surcharge on a second property?
Yes, if you paid the 5% additional property surcharge because your previous main home had not yet sold, you can reclaim it provided you sell the old main home within 3 years of paying the higher rate. You must contact HMRC within 12 months of the sale to claim the refund. This applies specifically to replacement main homes — buy-to-let surcharges are generally not reclaimable.
Disclaimer: This calculator provides estimates for illustrative purposes only. Results are based on simplified assumptions and should not be relied upon for financial decisions. Actual costs, returns, and outcomes will vary. Always consult a qualified professional before making property or financial decisions.
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