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Stamp Duty Calculator (SDLT)
Calculate your Stamp Duty Land Tax for England and Northern Ireland. Includes standard rates, the additional property surcharge, the 2% non-resident surcharge for overseas buyers, and first-time buyer relief.
Stamp Duty (SDLT)
£5,000
Effective rate: 1.67%
Tax by band
Tax Band Breakdown
£0 – £125,000
0% rate
£0
£125,000 – £250,000
2% rate
£2,500
£250,000 – £300,000
5% rate
£2,500
Based on SDLT rates for England and Northern Ireland from 1 April 2025 (nil-rate threshold £125,000; additional property surcharge 5%). Scotland (LBTT) and Wales (LTT) have different rates. This calculator is for guidance only.
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Frequently Asked Questions
How much is stamp duty on a £300,000 house?
For a standard purchase at £300,000 from April 2025: £0 on the first £125,000, 2% on £125,001-£250,000 (£2,500), and 5% on £250,001-£300,000 (£2,500) = £5,000 total. First-time buyers pay £0 (nil rate up to £300,000).
Do first-time buyers pay stamp duty?
First-time buyers pay no stamp duty on the first £300,000 of a property purchase (from 1 April 2025). They pay 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000, the relief does not apply.
What is the additional property surcharge?
If you already own a property and are buying an additional one (buy-to-let, second home), you pay a 5% surcharge on top of standard SDLT rates. This was increased from 3% to 5% on 31 October 2024.
Do non-UK residents pay extra stamp duty?
Yes. Non-UK residents buying residential property in England or Northern Ireland pay a 2% surcharge on top of whatever rate would otherwise apply, including the additional property surcharge. You count as non-resident if you were present in the UK for fewer than 183 days in the 12 months before the purchase. The surcharge does not apply below £40,000.
Can I claim back the 2% non-resident surcharge?
Sometimes. If you spend 183 days or more in the UK in any continuous 365-day period that falls within the two years around the purchase date, you can apply to HMRC for a refund of the 2% surcharge. The claim must normally be made within two years of the transaction.
Does stamp duty apply in Scotland and Wales?
No. SDLT only applies in England and Northern Ireland. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT) — both have different rates and thresholds.
When do I pay stamp duty?
SDLT must be paid within 14 days of completion. Your solicitor or conveyancer usually handles the payment and filing on your behalf as part of the conveyancing process.
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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UK Stamp Duty Rates Explained
Stamp Duty Land Tax (SDLT) is a tax you pay when you buy residential property in England or Northern Ireland above a certain price threshold. Scotland has Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT).
Standard Residential Rates (from 1 April 2025)
| 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 are buying an additional property (second home, buy-to-let investment, or any property where you already own another), you pay a 5% surcharge on top of the standard rates on the entire purchase price.
Non-Resident Surcharge (2%)
Buyers who are not UK resident pay a further 2% on every band, on top of the standard rates and on top of the additional property surcharge if that also applies. The test is presence, not nationality or visa status: you are treated as non-resident if you spent fewer than 183 days in the UK in the 12 months before the purchase. Like the additional property surcharge, it does not bite below £40,000.
If you later spend 183 days or more in the UK in any continuous 365-day period within the two years around the purchase, you can apply to HMRC to have the 2% refunded. Tick the non-resident box in the calculator above to see what it adds to your bill.
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, first-time buyer relief does not apply and you pay the standard rates. Note: the temporary higher thresholds (£425,000 / £625,000) ended on 31 March 2025.
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