SDLT Calculator
Stamp duty calculations with new stamp duty thresholds. One click SDLT Calculations!
LTT Calculator
Following Changes in 2018, Land Transaction Tax (LTT) has replaced Stamp Duty in Wales.
Calculate stamp duty (SDLT) in England and Northern Ireland with our instant stamp duty calculator.
The stamp duty calculators give an indication of stamp duty liability for freehold residential property purchases in England & Northern Ireland.The calculations reflect a 2 percent increase in the additional property surcharge effective from 31st October 2024.
For non-UK resident calculations please use our non-UK resident stamp duty calculator
Calculate how much stamp duty you will pay:
If you already own a property and move to a new home it may be possible to claim a higher rate stamp duty refund. More information can be found in our moving house section.
The section below provides example stamp duty calculations for First time buyers. The SDLT calculations apply to freehold residential purchases in England and Northern Ireland with a completion date on or after 23rd September 2022.
On a property purchased for £250,000 the total stamp duty payable would be £0. From 23rd September 2022, the initial stamp duty threshold has risen to £425,000.
| Band | % | Taxable Sum | Tax |
|---|---|---|---|
| less than £425k | 0(5)* | £0 | £0 |
| £425k to £625k | 5 | £0 | £0 |
| £625k to £925k | 5 | £0 | £0 |
| rest over £1.5m | 12 | £0 | £0 |
| Total SDLT | £0 | ||
| *For purchases over £625k, SDLT is charged at 0% up to £250k and 5% from £250k to £925k. | |||
On a property purchased for £500,000 the total stamp duty payable would be £3,750. From 23rd September 2022, the initial stamp duty threshold has risen to £425,000 with further relief available up to £625,000.
| Band | % | Taxable Sum | Tax |
|---|---|---|---|
| less than £425k | 0(5)* | £0 | £0 |
| £425k to £625k | 5 | £75,000 | £3,750 |
| £625k to £925k | 5 | £0 | £0 |
| rest over £1.5m | 12 | £0 | £0 |
| Total SDLT | £3,750 | ||
| *For purchases over £625k, SDLT is charged at 0% up to £250k and 5% from £250k to £925k. | |||
On a property purchased for £750,000 the total stamp duty payable would be £25,000.First time buyer relief is only available for property purchases up to £625,000.
| Band | % | Taxable Sum | Tax |
|---|---|---|---|
| less than £425k | 0(5)* | £175,000 | £8,750 |
| £425k to £625k | 5 | £200,000 | £10,000 |
| £625k to £925k | 5 | £125,000 | £6,250 |
| rest over £1.5m | 12 | £0 | £0 |
| Total SDLT | £25,000 | ||
| *For purchases over £625k, SDLT is charged at 0% up to £250k and 5% from £250k to £925k. | |||
The section below provides example stamp duty calculations for standard rate transactions including purchases made by home movers.The SDLT calculations apply to freehold residential purchases in England and Northern Ireland with a completion date on or after 23rd September 2022.
On a property purchased for £250,000 the total stamp duty payable would be £0. From 23rd September 2022, the initial stamp duty threshold has risen to £250,000.
| Band | % | Taxable Sum | Tax |
|---|---|---|---|
| less than £250k | 0 | £0 | £0 |
| £250k to £925k | 5 | £0 | £0 |
| £925k to £1.5m | 10 | £0 | £0 |
| rest over £1.5m | 12 | £0 | £0 |
| Total SDLT | £0 | ||
On a property purchased for £500,000 the total stamp duty payable would be £12,500. No stamp duty is payable on the first £250,000, £12,500 is payable on £250,000 in the next band between £250,000 & £925,000
| Band | % | Taxable Sum | Tax |
|---|---|---|---|
| less than £250k | 0 | £0 | £0 |
| £250k to £925k | 5 | £250,000 | £12,500 |
| £925k to £1.5m | 10 | £0 | £0 |
| rest over £1.5m | 12 | £0 | £0 |
| Total SDLT | £12,500 | ||
On a property purchased for £750,000 the total stamp duty payable would be £25,000. The stamp duty calculation is as follows: No stamp duty is payable on the first £250,000, £25,000 is payable on £500,000 in the next band between £250,000 & £925,000.
| Band | % | Taxable Sum | Tax |
|---|---|---|---|
| less than £250k | 0 | £0 | £0 |
| £250k to £925k | 5 | £500,000 | £25,000 |
| £925k to £1.5m | 10 | £0 | £0 |
| rest over £1.5m | 12 | £0 | £0 |
| Total SDLT | £25,000 | ||
The following section gives example stamp duty calculations for higher rate transactions including buy to let and second home purchases.The SDLT calculations below apply to freehold residential purchases in England and Northern Ireland with a completion date on or after 31st October 2024.
On a property purchased for £250,000 the total stamp duty payable would be £12,500. The stamp duty calculation is as follows: £12,500 is payable on £250,000 in the initial band up to £250,000.
| Band | % | Taxable Sum | Tax |
|---|---|---|---|
| less than £250k | 5* | £250,000 | £12,500 |
| £250k to £925k | 10 | £0 | £0 |
| £925k to £1.5m | 15 | £0 | £0 |
| rest over £1.5m | 17 | £0 | £0 |
| Total SDLT | £12,500 | ||
| * An additional property purchased for less than £40k will attract 0% tax. For purchases from £40k to £250k the SDLT rate will be 5% on full purchase price. | |||
On a property purchased for £500,000 the total stamp duty payable would be £37,500. £12,500 is payable on the first £250,000 and £25,000 is payable on £250,000 in the next band between £250,000 & £925,000
| Band | % | Taxable Sum | Tax |
|---|---|---|---|
| less than £250k | 5* | £250,000 | £12,500 |
| £250k to £925k | 10 | £250,000 | £25,000 |
| £925k to £1.5m | 15 | £0 | £0 |
| rest over £1.5m | 17 | £0 | £0 |
| Total SDLT | £37,500 | ||
| * An additional property purchased for less than £40k will attract 0% tax. For purchases from £40k to £250k the SDLT rate will be 5% on full purchase price. | |||
On a property purchased for £750,000 the total stamp duty payable would be £62,500. The stamp duty calculation is as follows: £12,500 is payable on the first £250,000 and £50,000 is payable on £500,000 in the next band between £250,000 & £925,000.
| Band | % | Taxable Sum | Tax |
|---|---|---|---|
| less than £250k | 5* | £250,000 | £12,500 |
| £250k to £925k | 10 | £500,000 | £50,000 |
| £925k to £1.5m | 15% | £0 | £0 |
| rest over £1.5m | 17 | £0 | £0 |
| Total SDLT | £62,500 | ||
| * An additional property purchased for less than £40k will attract 0% tax. For purchases from £40k to £250k the SDLT rate will be 5% on full purchase price. | |||
Stamp Duty Land Tax (SDLT) is a tax levied on the purchase of property in England and Northern Ireland.
SDLT is charged at different rates depending on the purchase price of a property. There are a number of stamp duty tax bands with rates rising from lower to higher bands.
Major changes to stamp duty were implemented in December 2014. The old stamp duty system was considered to be a "slab tax" whereby rates were incremented at each SDLT threshold and applied to the whole property purchase price.
Since 2014 stamp duty has become a progressive tax with rate increases applied between specific stamp duty thresholds instead of being applied to the final purchase price of a property.
Further changes were made to the new stamp duty system in November 2017 when the government introduced first time buyer relief.
A stamp duty holiday was introduced on 8th July 2020 and ended on 30th June 2021.
A further stamp duty holiday transition period ran from 1st July 2021 until 30th September 2021. During the transition period the initial zero rate threshold was set at £250,000.
From 1st October 2021 until 23rd September 2022 stamp duty rates and thresholds reverted to those in place before the stamp duty holiday.
On 23rd September 2022 the initial zero rate stamp duty threshold was increased from £125,000 to £250,000.
In the 2024 Autumn Budget the surcharge for additional property was increased from 3% to 5% effective from 31st October 2024.
Stamp duty now needs to be paid within 14 days after completing on a property purchase. The 14 day period for submitting a stamp duty return has been effective from March 2019 and has been reduced from 30 days.
In reality the reduced time frame should not have a significant impact on individuals. This is because most SDLT returns will be submitted by a solicitor or conveyancer acting on behalf of their client.
The freehold residential stamp duty rates in England and Northern Ireland are shown in the tables below.
The table below shows stamp duty rates from 31st October 2024 following an increase in the second home surcharge from 3% to 5%.
| Tax Band | Normal Rate | Additional Property |
|---|---|---|
| less than £250k | 0% | 5%* |
| £250k to £925k | 5% | 10% |
| £925k to £1.5m | 10% | 15% |
| rest over £1.5m | 12% | 17% |
| * An additional property purchased for less than £40k will attract 0% tax. For purchases from £40k to £250k the SDLT rate will be 5% on full purchase price. | ||
The initial zero rate stamp duty threshold was changed in September 2022 following the Government's mini-budget. The change means that from 23rd September 2022, anyone buying a home in England and Northern Ireland won't pay stamp duty on the first £250,000. For additional property purchases the lower threshold was also increased from £125,000 to £250,000.
At the same time the nil-rate stamp duty threshold for first time buyers was increased from £300,000 to £425,000 with further relief up to £625,000.
The changes don't apply to property transactions in Wales and Scotland where different tax systems are in place.
Originally designed to be a permanent measure, the Government later introduced legislation for a temporary change to SDLT thresholds in the Stamp Duty Land Tax (Temporary Relief) Act 2023.
This means the SDLT rate thresholds will revert back to pre September 2022 levels after 31 March 2025. For home moves and additional property purchases the lower rate threshold will reduce from £250,000 to £125,000.
After 31 March 2025 the nil-rate band for first time buyers will also change.The initial threshold will revert to £300,000 from £425,000 with further relief reducing from £625,000 to £500,000.
First time buyer relief is currently available for property purchases below specific thresholds. First time buyers will not pay any stamp duty on property purchases below £425,000 with further relief available for transactions up to £625,000.
For more information please visit our stamp duty for first time buyers page.
Stamp duty rates have increased for anyone purchasing an additional property. Additional property types include buy to let investments and second homes. From October 31st 2024 the surcharge was increased from 3% to 5% with the surcharge being applied on top of the normal SDLT rate.
The higher stamp duty rates only apply to additional residential property. Land and other types of property are not normally considered when determining ownership of additional property for stamp duty purposes.
Full rates, exemptions and more examples can be found on our buy to let stamp duty and SDLT for second homes pages.
The higher rates of stamp duty should not apply when moving home. Normal rates of stamp duty will apply for anyone replacing a main residence even if they own two properties in the short term.
If a previous home is not sold immediately, stamp duty will be calculated at the higher rate and a refund may be claimed later.
A stamp duty refund can be claimed up to 12 months after selling a previous home as long as the old home is sold within 3 years of purchasing the new one. The 3 year time limit may be extended if the sale of the old home is delayed because of COVID-19 or other exceptional circumstances.
More information can be found in our moving house section, or in the UK Government stamp duty land tax manual UK Government stamp duty land tax manual.
An increase to stamp duty for non-UK residents was announced in the 2020 Budget.
Since April 2021 someone living overseas could pay an additional 2 percent in stamp duty if they purchase a property in England or Northern Ireland.
The surcharge will apply to anyone who is non-UK resident including British expats based overseas. Someone who is not present in the UK for at least 183 days in the 12 month period leading up to buying a property will have non-UK resident status.
The stamp duty surcharge could help take some heat out of the London property market where foreign investment is high.
It is hoped that the surcharge will help to control house price inflation and support UK residents planning to get onto and move up the housing ladder.
The Government planned to use the extra stamp duty revenue to provide new homes for the homeless.
More information, rates and calculations can be found on our stamp duty for non-UK residents page.
Stamp duty revenue has generally been on an upward trend over the last 40 years. Following the extensive stamp duty reform in 2014 stamp duty receipts continued to rise.
There was sharp drop in stamp duty revenue for the year 2020 to 2021. SDLT Revenue for this period was impacted by the Covid-19 pandemic and subsequent introduction of the stamp duty holiday.
For the 2022 to 2023 financial year SDLT generated approximately £15.3 billion, an increase of 9% from the previous year. More information and statistics can be found on the UK Government website.
SDLT remains an important form of taxation for the Treasury despite some historical research suggesting that stamp duty may have some impact on the housing market.
Stamp duty calculations with new stamp duty thresholds. One click SDLT Calculations!
Following Changes in 2018, Land Transaction Tax (LTT) has replaced Stamp Duty in Wales.
