Stamp Duty Land Tax Calculator

Use our Stamp Duty Land Tax Calculator to estimate your stamp duty costs based on your specific situation, helping you make informed decisions when purchasing a property.

Calculate Your Stamp Duty For Free

Using our Stamp Duty Calculator is quick and straightforward, helping you estimate the tax due on your property purchase in England or Northern Ireland. Select the option that best describes your property purchase from the dropdown menu, then enter the full property price to calculate an estimated Stamp Duty Land Tax.

The results provided by this SDLT Calculator are for informational purposes only and should not be considered as financial or legal advice. Stamp Duty Land Tax (SDLT) may be subject to exemptions, reliefs, or varying rates depending on your specific property transaction and circumstances.

Please read below to learn more about Stamp Duty Land Tax (SDLT) and to see a full breakdown of the different rates payable for each purchase type.

Overseas buyers pay standard SDLT rates with a 2% surcharge. First-time buyer relief does not apply to properties over £500,000.

Our SDLT Calculator has been updated to reflect the latest rates effective from 01/04/2025. For official guidance on Stamp Duty Land Tax, please refer to the UK Government website.

Paying Stamp Duty On UK Property:

What Investors Need To Know

When investing in UK property, it’s important to account for all associated costs beyond the purchase price. Whether you’re a first-time buyer, a new investor, or expanding an established portfolio, knowing your Stamp Duty liability helps you calculate your total investment with accuracy.

If you're unsure how much Stamp Duty you’ll pay, our Stamp Duty Calculator can provide an instant estimate based on your circumstances, including whether you're a first-time buyer, purchasing an additional property, or buying as an overseas investor.

Below, we explain how Stamp Duty works and the current thresholds for residential and buy-to-let property purchases.

What Is

Stamp Duty?

Stamp Duty Land Tax (SDLT) is a tax payable when you buy residential property or land in England and Northern Ireland. The tax applies to both freehold and leasehold properties, whether you're buying outright or with a mortgage.

In Scotland, the equivalent is the Land and Buildings Transaction Tax (LBTT)
In Wales, it is called the Land Transaction Tax (LTT)

The amount of Stamp Duty owed depends on:

The property price
Whether you’re a first-time buyer, home mover, or buy-to-let investor
Your residency status, including if you are classified as a non-UK resident

2025

Stamp Duty Land Tax Rates

These are the current SDLT rates for residential properties in England and Northern Ireland. Property investors should note that they pay 5% on top of these rates as they will already own another property.

Property Value	SDLT Rate	Effective Property Investor Rate
£0 - £125,000 (£300,000 for first-time buyers)	0%	5%
£125,001 - £250,000	2%	7%
£250,000 - £925,000	5%	10%
£925,001 - £1.5 Million	10%	15%
£1.5 Million +	12%	17%

Stamp Duty For

First-Time Buyers

No SDLT is due on properties valued up to £300,000
A discounted rate of 5% applies to the portion between £300,001 and £500,000
If the property value is over £500,000, standard SDLT rates apply

Stamp Duty For

Buy-to-Let Investors

If you’re purchasing an additional property (such as a buy-to-let), you must pay a 5% surcharge on top of the standard rates.

Example:

If the standard rate is 2%, the rate for an additional property will be 7%.

Stamp Duty For

Overseas Buyers

Non-UK residents are subject to an additional 2% surcharge on top of the standard and additional property rates.

Example:

A buy-to-let purchase at the 5% rate becomes 12% when both the 5% and 2% surcharges apply.

Use Our

Stamp Duty Calculator

Stamp Duty can be complex, particularly when exemptions or surcharges apply. Our calculator takes the guesswork out by factoring in:

Whether you’re a first-time buyer or additional property owner
If you are a UK resident or non-resident
The purchase price and type of property

Visit our Stamp Duty Calculator to get a tailored breakdown of what you’ll owe based on your specific transaction.

How To Pay

Stamp Duty (England & Northern Ireland)

Buyers have 14 days from the completion of their property purchase to pay Stamp Duty Land Tax (SDLT) to HMRC. A Stamp Duty return must be submitted to HMRC either by the buyer or through their solicitor or conveyancer.

Failure to pay within the deadline may result in penalties. HMRC can charge an initial 10% late payment penalty, which increases by another 10% for every additional year that the payment remains outstanding.

For full guidance and to pay online, visit HMRC SDLT.

Frequently Asked Questions

What is Stamp Duty on UK property?

Stamp Duty, or Stamp Duty Land Tax (SDLT), is a tax payable when buying residential property or land in England and Northern Ireland. Scotland has LBTT and Wales has LTT. The amount depends on the property price, your buyer status, and whether you are purchasing a first home, additional property, or as an overseas buyer.

How is Stamp Duty calculated?

Stamp Duty is calculated based on the purchase price of the property and your circumstances. Our Stamp Duty Calculator UK can provide an instant estimate, factoring in first-time buyer relief, additional property surcharges, and non-resident rates.

Are first-time buyers eligible for Stamp Duty relief?

Yes. First-time buyers in England and Northern Ireland can benefit from SDLT relief on properties up to £425,000. A discounted rate applies between £425,001 and £625,000. Properties over £625,000 are subject to standard rates.

Do buy-to-let investors pay extra Stamp Duty?

Yes. If you are purchasing an additional property, such as a buy-to-let, you will pay a 3% surcharge on top of the standard SDLT rates. Our Stamp Duty Calculator UK includes this automatically.

How does Stamp Duty work for overseas buyers?

Non-UK residents are subject to an additional 2% surcharge on top of standard rates. This means a buy-to-let property could have surcharges for both additional property ownership (3%) and non-residency (2%), which our calculator factors in.

When do I have to pay Stamp Duty?

In England and Northern Ireland, Stamp Duty must be paid within 14 days of completion. Your solicitor or conveyancer usually submits the SDLT return to HMRC. Late payment can result in penalties.

Can I use a calculator to check my Stamp Duty before buying?

Yes. Our Stamp Duty Calculator UK allows you to estimate your SDLT liability based on property price, buyer status, and whether it’s your first home, an additional property, or purchased as an overseas investor.

Where can I find official Stamp Duty guidance?

For official guidance, visit the HMRC SDLT page for England and Northern Ireland. For Scotland, see the Scottish Government LBTT guidance, and for Wales, the Welsh Government LTT guidance.

Speak To An Expert For More Information On Our