Finance Calc App

UK stamp duty calculator (SDLT)

Calculate UK Stamp Duty Land Tax (SDLT) on a property purchase, with first-time-buyer relief and the additional-property surcharge. England & NI rates.

By Mitch Duncan Last reviewed Methodology

Purchase details

England & Northern Ireland SDLT (rates from April 2025). Scotland (LBTT) and Wales (LTT) use different bands.

Duty payable
£7,500.00
Effective rate
2.14%
Total cash needed at purchase
Price £350,000.00 + tax £7,500.00 = £357,500.00

Excludes legal/conveyancing fees, mortgage costs, and other purchase expenses.

How UK Stamp Duty Land Tax (SDLT) works

In England and Northern Ireland you pay Stamp Duty Land Tax (SDLT) when you buy a property above a threshold. It's progressive: each band's rate applies only to the part of the price within that band. From April 2025 the standard residential bands are 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, and 12% above that.

First-time buyers and additional properties

First-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000, with no relief if the price exceeds £500,000. Buying an additional property (a second home or buy-to-let) adds a surcharge — 5 percentage points on every band — on top of the standard rates.

Scotland and Wales are different

SDLT only applies in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), each with its own bands and reliefs — so use a Scotland- or Wales-specific tool if you're buying there.

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Frequently asked questions

What is stamp duty / land transfer tax?
It's a one-off tax charged when you buy a property, paid at completion on top of the price. It's called stamp duty in the UK and Australia, land transfer tax in Canada, and transfer or recordation tax in the US. The amount usually depends on the purchase price and on whether you're a first-time buyer or buying an additional property.
How is property purchase tax calculated?
Most systems are progressive: the rate rises in bands as the price increases, and each band's rate applies only to the portion of the price within it — like income tax. That means the effective rate (total tax divided by price) is always lower than the top band rate you reach. The US is different — it uses a flat local rate.
Do first-time buyers pay less?
Often, yes. Many regions reduce or waive the tax for first-time buyers up to a price cap — for example UK first-time-buyer relief and the Ontario/Toronto land-transfer-tax rebates. Tick the first-time-buyer option in the calculator where it's offered to apply the relief for your market.
Is there extra tax on a second home or buy-to-let?
Frequently. The UK adds a surcharge of several percentage points on additional properties, and several Australian states and Canadian provinces apply higher rates or foreign-buyer surcharges. The calculator includes the additional-property option for the UK; check local rules elsewhere.
Can I add stamp duty to my mortgage?
Usually not — property purchase tax almost always has to be paid in cash at completion and isn't covered by the loan. Budget for it as part of your upfront cash alongside your deposit, legal fees, and moving costs. The calculator shows the total cash needed (price plus tax).
Why do rates differ so much between regions?
Because these taxes are set by national, state, provincial, or even city governments rather than a single authority. The US has no federal stamp duty and rates vary by state and county; Australian duty is state-based; Canadian land transfer tax is provincial (with a municipal layer in Toronto); and the UK's SDLT applies only in England and Northern Ireland.

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