This Stamp Duty Land Tax (SDLT) calculator helps you work out the tax due when buying a home in England or Northern Ireland—whether you’re a first-time buyer, home mover, or purchasing a second property. Understanding stamp duty is crucial for budgeting your home purchase, as it can add thousands to your upfront costs. If you’re buying in Scotland or Wales, you’ll pay Land and Buildings Transaction Tax (LBTT) or Land Transaction Tax (LTT) instead—see our LBTT calculator and LTT calculator for details.
Stamp Duty Land Tax (SDLT) is a tax paid when you buy property or land over a certain price in England or Northern Ireland. The amount depends on the purchase price, your buyer status (first-time, mover, or second home), and the property’s location. SDLT is paid on both freehold and leasehold properties, and applies to both residential and some non-residential purchases.
If you’re buying a property to let, you may also want to check our Buy-to-Let Mortgage Calculator for tailored affordability guidance.
The UK has three main property purchase taxes:
- SDLT (England & Northern Ireland)
- LBTT (Scotland)
- LTT (Wales) Each has its own rates, bands, and rules. Always check which applies to your purchase.
Comparison Table: SDLT, LBTT, and LTT Rates (Main Residence)
| Band (£) | SDLT (England/NI) | LBTT (Scotland) | LTT (Wales) |
|---|---|---|---|
| Up to 125,000 | 0% | 0% | 0% |
| 125,001–250,000 | 2% | 2% | 3.5% |
| 250,001–325,000 | 5% | 5% | 5% |
| 325,001–400,000 | 5% | 10% | 7.5% |
| 400,001–750,000 | 5% | 12% | 10% |
| 750,001–925,000 | 5% | 12% | 12.5% |
| 925,001–1,500,000 | 10% | 12% | 15% |
| Over 1,500,000 | 12% | 12% | 16% |
Rates and bands may change—always check the latest government guidance.
If you’re unsure how much you can afford, our Mortgage Affordability Calculator can help you estimate your borrowing power before factoring in stamp duty.
SDLT is calculated in bands, so you only pay the higher rate on the portion of the price above each threshold. Here’s how it works for a £400,000 home (main residence, not first-time buyer):
- First £125,000: 0% = £0
- Next £125,000 (£125,001–£250,000): 2% = £2,500
- Next £150,000 (£250,001–£400,000): 5% = £7,500
- Total SDLT: £0 + £2,500 + £7,500 = £10,000
If you’re a first-time buyer, you’d pay nothing on the first £300,000, and 5% on the next £100,000 (if the property is up to £500,000).
For a quick comparison of repayment and interest-only options, see our Mortgage Repayment Calculator and Interest-Only Mortgage Calculator.
These are the standard SDLT rates for buying a main home in England or Northern Ireland:
| Property or lease premium or transfer value | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001–£250,000 | 2% |
| £250,001–£925,000 | 5% |
| £925,001–£1.5M | 10% |
| Over £1.5M | 12% |
If you’re buying an additional property, you’ll pay a 3% surcharge on top of these rates (see below).
First-time buyers can also benefit from our ISA Calculator to see how tax-free savings can help boost your deposit.
First-time buyers in England and Northern Ireland pay no SDLT on the first £300,000 of a property up to £500,000, and 5% on the portion from £300,001 to £500,000. If the price is over £500,000, normal rates apply. Other exemptions and reliefs include:
- Shared ownership schemes
- Inherited property (in some cases)
- Transfers due to divorce or separation
- Some right-to-buy purchases Always check the latest government guidance or consult a solicitor for your situation.
If you’re purchasing a second home, you may also want to review our Compound Interest Calculator to compare the long-term impact of investing versus property.
If you’re buying an additional property (second home or buy-to-let), you’ll pay a 3% surcharge on top of the standard SDLT rates. Here are the rates:
| Property or lease premium or transfer value | SDLT rate (inc. 3% surcharge) |
|---|---|
| Up to £125,000 | 3% |
| £125,001–£250,000 | 5% |
| £250,001–£925,000 | 8% |
| £925,001–£1.5M | 13% |
| Over £1.5M | 15% |
If you sell your main home within 36 months, you may be able to claim a refund of the surcharge.
When and How Do You Pay Stamp Duty?
You have 14 days from completion to file an SDLT return and pay any tax due. Your solicitor or conveyancer usually handles this for you. Late payment can result in penalties and interest.
For more on budgeting for your home purchase, visit our Home Buying Guide or get in touch via our Contact page for personalised advice.
While you can’t usually avoid stamp duty, you can plan for it:
- Buy just below a threshold to pay less tax
- Consider first-time buyer relief or shared ownership schemes
- Factor SDLT into your total homebuying budget
- Consult a solicitor for complex cases (e.g., mixed-use property)
Frequently Asked Questions
Do I pay stamp duty on new builds? Yes, SDLT applies to both new builds and existing properties.
Can I add stamp duty to my mortgage? Some lenders allow this, but it means paying interest on your tax—best to pay upfront if possible.
What if I’m buying jointly with someone who isn’t a first-time buyer? You won’t qualify for first-time buyer relief if any purchaser has owned property before.
Is stamp duty different for buy-to-let? Yes, the 3% surcharge applies to most buy-to-let purchases.
Do I pay stamp duty on inherited property? Usually not, but inheritance tax may apply instead.
Where can I find the latest rates? Check the official government website or consult your solicitor for up-to-date information.