Stamp Duty Calculator UK 2025
Calculate your stamp duty (SDLT) instantly. Updated for the April 2025 threshold changes. Covers standard buyers, first-time buyers, and second homes.
Stamp Duty Rates April 2025 — What Changed?
The temporary stamp duty thresholds that were in place from September 2022 expired on 31 March 2025. From 1 April 2025, the standard nil-rate threshold reverted from £250,000 back to £125,000, and the first-time buyer nil-rate threshold reverted from £425,000 back to £300,000. This means most buyers now pay significantly more stamp duty than they did in 2023 and 2024.
If you completed your purchase before 1 April 2025, the old thresholds applied. This calculator uses the rates in effect from April 2025 onwards.
Standard SDLT Rates From April 2025
Stamp Duty Land Tax (SDLT) is charged in bands, similar to income tax. You pay a different rate on each portion of the purchase price that falls within each band — not the same rate on the whole price.
| Property Value Band | Standard Rate | First-Time Buyer Rate | Additional Property Rate |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 2% | 7% |
| £250,001 – £925,000 | 5% | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 10% | 15% |
| Above £1,500,000 | 12% | 12% | 17% |
First-Time Buyer Relief
First-time buyers in England and Northern Ireland benefit from an enhanced nil-rate band. From April 2025, first-time buyers pay no stamp duty on the first £300,000 of the purchase price. On properties priced between £300,001 and £500,000, first-time buyers pay 5% only on the portion above £300,000.
First-time buyer relief is not available on properties priced above £500,000 — these are subject to standard rates in full. To qualify as a first-time buyer, you must never have previously owned a residential property anywhere in the world, including properties inherited or received as a gift.
Second Home and Buy-to-Let Surcharge
Buyers purchasing an additional residential property — including second homes, holiday homes, and buy-to-let investments — pay a 5% surcharge on top of standard stamp duty rates on the entire purchase price. This surcharge was increased from 3% to 5% in October 2024.
The surcharge applies from the first pound paid. A buy-to-let property purchased for £200,000 attracts stamp duty at 5% on the whole £200,000, plus the standard banded rates, totalling the combined additional property rates shown in the table above.
You may be exempt from the surcharge if you are replacing your main residence and have sold your previous home before or on the same day as completing the new purchase.
Stamp Duty in Scotland and Wales
Scotland and Wales have their own property transaction taxes with different rates and thresholds. If your property is in Scotland, you pay Land and Buildings Transaction Tax (LBTT). In Wales, you pay Land Transaction Tax (LTT). This calculator covers SDLT which applies only to properties in England and Northern Ireland.
When Is Stamp Duty Paid?
Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor or conveyancer normally calculates and submits the return on your behalf as part of the conveyancing process. The payment comes out of the funds transferred on completion day.
Late payment incurs interest and penalties from HMRC. The penalty for a late return is £100 for up to three months late, rising to £200 after three months, plus tax-based penalties for longer delays.
Common Stamp Duty Examples (April 2025)
| Purchase Price | Standard Buyer | First-Time Buyer | Second Home |
|---|---|---|---|
| £150,000 | £500 | £0 | £7,500 |
| £200,000 | £1,500 | £0 | £10,000 |
| £300,000 | £5,000 | £0 | £17,500 |
| £400,000 | £10,000 | £5,000 | £27,500 |
| £500,000 | £15,000 | £10,000 | £37,500 |
| £750,000 | £27,500 | £27,500 | £62,500 |
| £1,000,000 | £43,750 | £43,750 | £93,750 |