Stamp Duty Land Tax · England & Northern Ireland · From April 2025
How much stamp duty will you pay?
Calculate your SDLT liability instantly. Covers standard moves, first-time buyers, additional properties, and non-UK residents. Rates updated for 1 April 2025.
14Days to pay after completion
£
Enter the full purchase price of the property.
Buyer type
Total stamp duty
£0
Effective rate: 0%
Calculation breakdown
Band
Rate
Taxable amount
Tax
Purchase price
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Stamp duty
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Total cost
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Effective rate
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How your rate compares
This calculator covers residential freehold and existing leasehold purchases in England and Northern Ireland only. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — different rates apply. New leasehold purchases may also attract SDLT on the net present value of rent; consult your solicitor. Results are for guidance only. Always verify your SDLT liability with your solicitor or conveyancer before completion.
Frequently asked questions
What are the current Stamp Duty rates?
The 0% threshold for standard residential purchases is £125,000. Rates are 2% on the portion up to £250,000, 5% up to £925,000, 10% up to £1.5m, and 12% on any amount above that.
How much Stamp Duty do first-time buyers pay?
First-time buyers pay 0% on the first £300,000 of a property purchase and 5% on the portion between £300,001 and £500,000. However, if the property price exceeds £500,000, no relief is available and standard rates apply to the entire price.
What is the surcharge for buying a second home or buy-to-let?
Purchasing an additional residential property usually incurs a 5% surcharge on top of the standard SDLT rates. This applies to the entire purchase price starting from the first pound.
Do I pay stamp duty on a leasehold flat?
Yes. SDLT applies to leasehold purchases in the same way as freehold ones, calculated on the purchase price. For new long leases with a substantial ground rent, additional SDLT may also be due on the net present value of the rent.
When do I need to pay stamp duty?
You, usually through your solicitor, must file an SDLT return and pay within 14 days of completion. Missing this deadline can result in penalties and interest charges from HMRC.
Is stamp duty different for leasehold and freehold properties?
No. The standard SDLT rates and thresholds are the same regardless of tenure. The main exception is new long leases with a high ground rent, where extra SDLT can apply under the net present value rules.