Calculate the Stamp Duty Land Tax you'll owe on a UK property purchase, including the additional property surcharge and first-time buyer relief.
Enter the agreed purchase price
Stamp duty owed
£7,500
This result is an estimate only and does not constitute financial advice.
Effective rate
2.14%
Tax as a percentage of the full purchase price
This result is an estimate only and does not constitute financial advice.
| Band | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 0% | £0 |
| £125,000 – £250,000 | 2% | £2,500 |
| £250,000 – £350,000 | 5% | £5,000 |
Note: Select your region above to see the correct rates. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both have different bands and thresholds from Stamp Duty Land Tax, which applies in England and Northern Ireland.
Stamp Duty Land Tax (SDLT) is a tax you pay to HMRC when you buy a residential property or piece of land in England or Northern Ireland over a certain price. It's calculated on a banded basis, similar to income tax — you only pay the higher rate on the portion of the price that falls within each band, not on the whole purchase price.
For most buyers, no SDLT is due on the first £125,000 of a purchase. The next slice, from £125,001 to £250,000, is taxed at 2%. Between £250,001 and £925,000, the rate rises to 5%, then 10% up to £1.5 million, and 12% on anything above that.
If you're a first-time buyer — meaning you've never owned a residential property anywhere in the world — you qualify for relief. You'll pay nothing on the first £300,000, and just 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, the relief is withdrawn entirely and you pay standard rates on the full price instead.
Buying an additional property, such as a second home or a buy-to-let, adds a 5% surcharge on top of the standard rates at every band — including the usually tax-free portion below £125,000. That means even a modest additional property purchase carries a meaningful SDLT bill from the very first pound.
SDLT is due within 14 days of completion, and it's almost always your conveyancing solicitor who calculates the exact figure, files the return with HMRC on your behalf, and collects the payment from you as part of the completion funds. Getting a reliable quote from a solicitor early means there are no surprises on completion day.
Use the calculator above to get an instant estimate for your own purchase, based on price and buyer type.
Not necessarily. If the price is below the relevant nil-rate threshold — £125,000 for most buyers or £300,000 for first-time buyers — you won't owe any SDLT. Above those thresholds, tax is only due on the portion of the price that falls into each higher band.
HMRC defines a first-time buyer as someone who has never owned a residential property anywhere in the world, and who is buying the property as their only or main home. If you're buying jointly, everyone named on the purchase must meet this criteria for the relief to apply.
An additional 5% surcharge applies on top of the standard SDLT rates, across every band, including the portion that would otherwise be tax-free. This applies whether you're buying a second home, a holiday let or a buy-to-let investment.
SDLT must be paid within 14 days of completion. In practice, your conveyancing solicitor calculates the amount, submits the SDLT return to HMRC, and collects the payment from you as part of your completion funds, so you rarely need to deal with HMRC directly.
Compare quotes from regulated conveyancers so your purchase — and your stamp duty return — completes on time.