Instantly calculate how much Stamp Duty Land Tax you'll pay, for first-time buyers, home movers, and buy-to-let investors. Full band breakdown included.
Rates shown reflect SDLT thresholds applicable in England from 1 April 2025, including the 5% additional dwellings surcharge effective from 31 October 2024. Scotland (LBTT) and Wales (LTT) have different land tax regimes. These calculations are illustrative only, always verify current rates with your solicitor or the HMRC website before completing a purchase.
Stamp Duty Land Tax (SDLT) in England has been at its current standard rates since 1 April 2025, when a temporary relief period ended and the nil-rate threshold reverted from £250,000 to £125,000. The additional dwellings surcharge (buy-to-let and second homes) was separately increased to 5% from 31 October 2024.
| Property price | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Above £1,500,000 | 12% |
Rates are applied on a progressive basis to each band, similar to income tax. Buying at £300,000 means 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £50,000.
First-time buyers benefit from a reduced nil-rate threshold of £300,000, up from the standard £125,000. This means no stamp duty on the first £300,000 of a purchase, and 5% on any amount between £300,001 and £500,000.
Important: First-time buyer relief only applies to properties priced at or below £500,000. If the purchase price exceeds £500,000, standard rates apply to the entire transaction with no relief at all.
| Property price | SDLT rate (first-time buyer) |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
| Above £500,000 | Standard rates apply (no relief) |
Purchases of buy-to-let properties and second homes attract an additional 5% surcharge on top of the standard rates, applied to the full purchase price. This surcharge was increased from 3% to 5% in the October 2024 Autumn Budget, effective from 31 October 2024.
| Property price | Standard rate | BTL/2nd home rate |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
For a £300,000 buy-to-let property, the stamp duty would be £20,000, compared to £5,000 for a standard residential purchase at the same price. This needs to be factored into your investment arithmetic from the outset.