Stamp Duty Calculator (SDLT)
Calculate how much Stamp Duty Land Tax you'll pay when buying a property in England or Northern Ireland.
Property details
Stamp duty (SDLT) due
£7,500
Effective rate
2.14%
Purchase price
£350,000
Tax breakdown by band
| Band | Amount in band | Rate | Tax | Running total |
|---|---|---|---|---|
| £0 – £125,000 | £125,000 | 0% | £0 | £0 |
| £125,000 – £250,000 | £125,000 | 2% | £2,500 | £2,500 |
| £250,000 – £925,000 | £100,000 | 5% | £5,000 | £7,500 |
| Total SDLT due | £7,500 | £7,500 | ||
Stamp duty in 2025: what changed in April
On 1 April 2025, the temporarily increased stamp duty thresholds that had been in place since September 2022 reverted to their previous levels. If you bought or are buying after that date, the rates above are what apply.
What changed for standard buyers
From April 2025, the nil rate band for standard buyers (home movers) reverted from £250,000 back to £125,000. This means that on a £300,000 home, a home mover now pays 2% on the £125,000–£250,000 portion and 5% on the £250,000–£300,000 portion — a total of £5,000, compared to £2,500 under the temporary relief. Anyone who completed before 31 March 2025 benefited from the higher threshold.
What changed for first-time buyers
First-time buyers saw two changes. The nil rate threshold dropped from £425,000 back to £300,000, and the maximum property price eligible for relief fell from £625,000 to £500,000. A first-time buyer purchasing a £450,000 home now pays 5% on the £300,000–£450,000 portion (£7,500), rather than nothing under the previous rules.
Additional property and buy-to-let
Landlords and second-home buyers pay a 3% surcharge on every band, in addition to the standard rates. Non-UK residents pay a further 2% on top. These surcharges stack: a non-resident landlord buying a second property pays 5% extra across all bands. SDLT must be paid within 14 days of completion.
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Disclaimer: This calculator is for illustrative purposes only and does not constitute financial advice. Always speak to a qualified, FCA-authorised mortgage adviser before making financial decisions.