| Band | Rate | Taxable | Tax |
|---|---|---|---|
| £0 – £125,000 | 0% | £125,000 | £0 |
| £125,000 – £250,000 | 2% | £125,000 | £2,500 |
| £250,000 – £925,000 | 5% | £100,000 | £5,000 |
Bands updated 2026-04-15. Source: gov.uk
Reviewed by the Mortgage118 editorial team. Bands and surcharges reflect HMRC rules effective April 2025. This calculator provides an estimate only and does not constitute tax advice.
What is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is the tax you pay when you buy a residential property in England or Northern Ireland. It is charged on the purchase price, not on the mortgage, and you pay it in cash at completion. UK lenders will not add it to the loan, because it does not increase the property's value.
SDLT is a band tax. You pay the rate that applies to each slice of the price, not one headline rate on the whole amount. That is why the effective rate on this calculator is lower than the top band your price reaches. Nothing is due on the first £125,000 when you are replacing your main home. The slices above that are charged at 2%, then 5%, 10% and 12%.
Who is buying changes the bill. First-time buyers pay nothing on the first £300,000 and 5% from £300,001 to £500,000. If the price is above £500,000, that relief is withdrawn and the standard bands apply to the full price. Buying an additional property, including a second home or a buy-to-let, adds 5% to every band. Buyers who are not UK resident for tax pay a further 2% on top.
Scotland and Wales do not use SDLT. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), each with its own bands. This calculator covers England and Northern Ireland only. The SDLT return is due within 14 days of completion, and your conveyancer normally files it and pays HMRC from the completion funds.
How SDLT is calculated
SDLT is a slab-and-band tax. You pay the rate that applies to the slice of price within each band — not the headline rate on the whole price.
Standard bands (April 2025)
First-time buyer relief
If the price exceeds £500,000, relief is withdrawn entirely and standard bands apply to the full price.
Frequently asked questions
Does this calculator cover Scotland or Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both have different bands. Use the LBTT or LTT calculators on the Stamp Duty hub.
Can I add Stamp Duty to my mortgage?
No — UK lenders won't fund SDLT because it doesn't add to the property's value. You pay it in cash at completion, alongside your deposit and conveyancing fees.
Do first-time buyers pay stamp duty in 2026?
First-time buyers pay 0% SDLT on the first £300,000 and 5% from £300,001 to £500,000. Above £500,000 relief is withdrawn and standard bands apply to the full price.
What is the stamp duty surcharge on a second home or buy-to-let?
Additional residential property purchases in England or Northern Ireland attract a +5% surcharge on every band (effective 31 October 2024). Non-UK residents pay a further +2% on top.
When do I pay stamp duty?
SDLT must be paid to HMRC within 14 days of completion. Your conveyancer normally files the SDLT return and pays from completion funds.