Stamp Duty Land Tax (SDLT) · England & Northern Ireland
How much stamp duty will I pay?
Estimate stamp duty for property purchases in England and Northern Ireland, with instant results and
a full breakdown.
Stamp Duty to Pay
£7,500
Based on a £350,000 property as a home mover
Standard home mover rates
Total cost
£357,500
Effective rate
2.14%
Tax-free portion
£125,000
Buyer type
Home mover
Tax Band Breakdown
2%
5%
Band
Rate
Tax Due
£0 - £125k
Tax-free
£0
£125k - £250k
2%
£2,500
£250k - £925k
5%
£5,000
£925k - £1.5m
10%
£0
Over £1.5m
12%
£0
Total stamp duty
£7,500
What this means for you
You will pay £7,500 in Stamp Duty on a
£350,000 property as a home mover.
That works out to an effective rate of
2.14%, because only the slice
above each threshold is taxed at that band's rate.
What is Stamp Duty?
Stamp Duty Land Tax (SDLT) is a tax you pay when buying a property or land in England and
Northern Ireland above a certain price. Scotland has its own equivalent called Land and Buildings
Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT).
Stamp duty is calculated using a tiered band system, similar to income tax. You only pay the rate
for each band on the portion of the price that falls within it, not on the entire purchase price.
This means the effective rate you pay is always lower than the highest band your property reaches.
Current UK Stamp Duty Rates
These are the SDLT rates for England and Northern Ireland. Rates differ depending on whether
you're a home mover, first-time buyer, or buying an additional property.
Property Price Band
Home Mover
First-Time Buyer
Additional Property
£0 – £125,000
0%
0%
5%
£125,001 – £250,000
2%
0%*
7%
£250,001 – £300,000
5%
0%*
10%
£300,001 – £500,000
5%
5%
10%
£500,001 – £925,000
5%
5%
10%
£925,001 – £1,500,000
10%
10%
15%
Over £1,500,000
12%
12%
17%
*First-time buyer relief applies to properties up to £625,000. Above this threshold, standard
home mover rates apply.
First-Time Buyer Stamp Duty Relief
If you're buying your first home in England or Northern Ireland, you may qualify for first-time
buyer relief. This raises the nil-rate threshold from £125,000 to £300,000, meaning you'll pay no
stamp duty on the first £300,000 of your purchase.
This relief is available on properties costing up to £625,000. If your property costs more than
£625,000, you'll pay standard home mover rates on the entire price. The relief does not apply at
all above this threshold.
To qualify, you must be an individual (not a company), you must not have previously owned a
property anywhere in the world, and all buyers on the purchase must be first-time buyers.
What this calculator assumes
This calculator uses SDLT rates and thresholds for England and Northern Ireland as of April 2025.
It does not cover Scotland (LBTT) or Wales (LTT), which have separate rate structures. Non-residential
and mixed-use transactions are also outside scope.
Results assume a single property transaction with no reliefs beyond first-time buyer relief and the
additional property surcharge. Other scenarios — such as multiple dwellings relief, company
purchases, or transfers linked to separation — may produce different outcomes.
Frequently Asked Questions
You must pay stamp duty within 14 days of completing your property purchase. Your solicitor or
conveyancer will usually handle this on your behalf and include it in their completion
statement.
No. SDLT only applies in England and Northern Ireland. Scotland uses Land and Buildings
Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), each with their own rates and
thresholds.
If you already own a residential property (including buy-to-let or inherited property) and buy
another one, the higher additional property rates apply. This includes second homes and
investment properties. You may be able to reclaim the surcharge if you sell your previous main
home within 36 months.
Stamp duty is not typically included in your mortgage. It is a separate cost you'll usually
cover from your savings. Some lenders may allow you to add it to your mortgage, but this means
borrowing more and paying interest on it over the full term.
The main way to reduce stamp duty is to qualify for first-time buyer relief. Negotiating a
slightly lower purchase price can also make a difference if you're near a band threshold. There
are also exemptions for certain transfers between spouses and in cases of separation.
More UK Financial Calculators
Planning a property purchase involves more than stamp duty. Use our other free calculators to get
the full picture of your finances.