How to use the Stamp Duty Calculator
- 1 Enter the property price.
- 2 Choose the buyer type: moving home, first-time buyer, or additional property such as a buy-to-let or second home.
- 3 Tick not UK resident if that applies, which adds a 2% surcharge.
- 4 Read the SDLT to pay, the effective rate, and the tax on each band in the table.
Worked example
£350,000 home. Moving home, the tax is 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £100,000 (£5,000), so £7,500 in total. A first-time buyer pays 5% only on the part above £300,000, which is £2,500. As an additional property, every band rises by 5%, giving £25,000.
Features
Current bands
0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above, as set from 1 April 2025.
First-time buyer relief
0% up to £300,000 and 5% up to £500,000, applied only when the price is £500,000 or less.
Surcharges
The 5% higher rates for additional dwellings and the 2% non-resident surcharge are added to every band.
When to use it
Budgeting for a move
SDLT is due within 14 days of completion, so add it to your moving costs early.
First home
See how much relief saves you compared with the standard rates on the same price.
Buy-to-let
Landlords can see the full cost of the 5% surcharge before making an offer.
Offers near a threshold
Compare the tax just below and above £250,000 or £500,000 to see how the bands affect it.
Frequently asked questions
How is stamp duty calculated?
SDLT is charged in slices. Only the part of the price within each band is taxed at that band's rate, then the slices are added up. On £350,000, you pay 0% on £125,000, 2% on the next £125,000 and 5% on the last £100,000, which is £7,500.
Who counts as a first-time buyer?
Someone who has never owned a home, in the UK or anywhere else, and who will live in the property as their main home. Joint buyers must all be first-time buyers.
When do the higher rates apply?
When you buy an additional home, such as a second home or buy-to-let, for £40,000 or more while keeping another. They add 5% to each band.
Does this apply in Scotland or Wales?
No. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, with their own rates.
When do I have to pay?
You must file a return and pay within 14 days of completion. Your conveyancer usually does this for you.
Can I get the extra 5% back?
If you buy a new main home before selling your old one, you pay the higher rates but can usually claim a refund if you sell the previous main home within 3 years. The claim is made to HMRC with the details of both sales.
Results are estimates based on the official rates linked above. Confirm important figures with the issuing authority or a qualified adviser before you act on them.
Reviewed by ToolsUnlocked Team · Last updated