Stamp Duty Calculator

SDLT thresholds changed on 1 April 2025 when the temporary relief introduced in September 2022 ended. Before April 2025, the nil-rate threshold for standard buyers was £250,000 and for first-time buyers £425,000. From 1 April 2025, these reverted: standard buyers pay 0% only on the first £125,000, and first-time buyers get 0% up to £300,000 (falling from £425,000). This means most buyers now pay more stamp duty than they did in 2022-2025.

Yes. First-time buyers pay 0% on properties up to £300,000, then 5% on the portion from £300,001-£500,000. Above £500,000, no relief applies and standard SDLT rates kick in. For example, a first-time buyer purchasing a £350,000 home pays £2,500 (5% on the £50,000 above £300,000), versus £7,500 a standard buyer would pay. The maximum saving is £5,000 on a £500,000 property.

Since 31 October 2024, buyers of additional residential properties (second homes, buy-to-let investments) pay a 5% surcharge on top of standard SDLT rates on every band. This means total rates of 5% on the first £125,000, 7% on £125k-£250k, 10% on £250k-£925k, 15% on £925k-£1.5m, and 17% above £1.5m. Before October 2024, the surcharge was 3%. This significant increase has made buy-to-let investment considerably more expensive to enter.

No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) - both are separate from SDLT which only applies in England and Northern Ireland. Scottish LBTT rates differ: 0% up to £145,000, 2% up to £250,000, 5% up to £325,000, 10% up to £750,000, 12% above. Scottish first-time buyers get additional relief up to £175,000. Welsh LTT: 0% up to £225,000, 6% up to £400,000, 7.5% up to £750,000, 10% up to £1.5m, 12% above. This calculator covers England only (SDLT).

SDLT must be paid and a return filed within 14 days of completion (the day you legally become the owner). Your conveyancer (solicitor or licensed conveyancer) will typically handle this on your behalf from funds provided at completion. There are significant penalties for late payment: automatic £100 fine immediately after the 14-day deadline, increasing to further penalties the later it is. Most buyers never pay SDLT directly as their solicitor handles it from the completion funds.

There's limited legal scope to reduce SDLT. Options include: 1) First-time buyer relief if eligible, 2) Buying below the stamp duty threshold, 3) Allocating part of purchase price to fixtures/fittings/chattels (these aren't subject to SDLT but HMRC scrutinises this closely), 4) Buying via a company structure (different rates apply for companies), 5) Multiple Dwellings Relief if buying multiple properties in one transaction. Never use artificial schemes or misrepresent your circumstances - HMRC investigates SDLT fraud aggressively and penalties are severe.

You don't pay SDLT when remortgaging (there's no change of ownership). Equity transfer is more nuanced: if you transfer property to a partner and they take on a mortgage, they pay SDLT on the portion of debt they assume. Example: transferring a property worth £300,000 with a £200,000 mortgage - the receiving partner pays SDLT on £200,000 (the consideration they're 'paying' by assuming the debt), not the full property value. This commonly arises in divorce proceedings and cohabitation breakdowns.