UK Stamp Duty Calculator

How the UK Stamp Duty Calculator Works

Our UK Stamp Duty Calculator estimates the Stamp Duty Land Tax (SDLT) due on a property purchase in England and Northern Ireland during the 2024/25 tax year. Enter the purchase price, choose your buyer type, and select whether the property is residential or non-residential to see the total tax, your effective rate, and a band-by-band breakdown of how the charge is calculated.

What Is Stamp Duty Land Tax?

Stamp Duty Land Tax, usually called SDLT or simply stamp duty, is a tax paid to HM Revenue & Customs when you buy property or land in England and Northern Ireland above a certain price threshold. The tax is charged as a percentage of the purchase price, but it is not a flat rate — it is calculated on a progressive "slice" basis. Each portion of the price that falls within a particular band is taxed at that band's rate, so the rate you pay rises as the property becomes more expensive. SDLT applies to freehold purchases, leasehold purchases, and most shared-ownership deals where the election is made to tax the full share.

Total SDLT = Σ (Portion of price in band × Band rate)

As a worked example, a home mover buying a £300,000 residential property pays 0% on the first £250,000 and 5% on the remaining £50,000, giving a total stamp duty bill of £2,500. The effective rate — the average rate across the whole price — is 0.83%, which is much lower than the 5% marginal rate that applies to the top slice.

2024/25 Residential SDLT Rates — Home Movers

For buyers purchasing their main residence who are not first-time buyers, the standard residential SDLT rates for 2024/25 are:

• 0% on the first £250,000
• 5% on £250,001 – £925,000
• 10% on £925,001 – £1,500,000
• 12% on the portion above £1,500,000

These thresholds were set following the changes announced in the Autumn 2022 mini-budget and have remained in place. The 0% band up to £250,000 means many typical home purchases attract no stamp duty at all, while more expensive properties are pulled into the higher bands.

First-Time Buyer Relief

If you are buying your first home and it will be your main residence, you may qualify for first-time buyer relief. This raises the threshold at which stamp duty begins to bite and reduces the tax payable on moderately priced homes. For 2024/25, first-time buyers pay:

• 0% on the first £425,000
• 5% on £425,001 – £625,000

The relief is only available on properties costing up to £625,000. If the purchase price exceeds £625,000, first-time buyer relief does not apply at all, and you must pay the standard home-mover rates on the full price. To qualify, every purchaser named on the deed must be a first-time buyer — meaning they have never owned a residential property anywhere in the world — and the property must be intended as their main residence.

Additional Property Surcharge

If you are buying an additional residential property — for example a second home, a holiday let, or a buy-to-let investment — you pay an extra 5% surcharge on top of the normal residential rates. This surcharge applies from the first pound, so even lower-value investment properties attract a meaningful charge. For 2024/25, the rates for additional-property buyers are:

• 5% on the first £250,000
• 10% on £250,001 – £925,000
• 15% on £925,001 – £1,500,000
• 17% on the portion above £1,500,000

First-time buyer relief is not available on additional-property purchases. If you are replacing your main residence but have not yet sold your previous home, you may have to pay the surcharge up front and then claim a refund once the old home is sold within 36 months. The surcharge is designed to discourage the accumulation of investment property and to support owner-occupation.

Non-Residential Property Rates

Commercial property, agricultural land, and mixed-use transactions are charged under the non-residential SDLT regime, which has different thresholds and lower rates. For 2024/25, non-residential SDLT is charged at 0% up to £150,000, 2% on the portion from £150,001 to £250,000, and 5% on anything above £250,000. The additional-property surcharge does not apply to non-residential transactions. Mixed-use property — part residential and part commercial — is generally treated as non-residential for SDLT purposes, which can reduce the overall tax bill compared with a purely residential purchase.

What This Calculator Does Not Include

• Scotland and Wales: Scotland uses the Land and Buildings Transaction Tax (LBTT) and Wales uses the Land Transaction Tax (LTT), both with different bands and rates. This calculator covers SDLT for England and Northern Ireland only.
• Higher-rate surcharge refunds: If you pay the additional-property surcharge while replacing your main residence, you can reclaim it after selling the previous home. This tool does not model the refund.
• Relief for multiple dwellings: Transactions involving several dwellings in a single purchase may qualify for Multiple Dwellings Relief, which calculates tax on the average price rather than the total.
• Shared ownership: Some shared-ownership purchases can be taxed on the share bought rather than the full market value, depending on whether a market value election is made.
• Transfer of equity and gifts: Transfers between spouses and certain gifts may be exempt or charged differently, and are outside the scope of this tool.

This calculator provides an estimate only. For exact figures and advice tailored to your transaction, consult a conveyancing solicitor or tax adviser, and refer to the official HMRC SDLT guidance.