Updated for 2025/26 rates
Stamp Duty Land Tax Calculator
Find out exactly how much Stamp Duty you will pay on your property purchase — instantly, with a full band-by-band breakdown. Updated for rates from 31 March 2025. Covers first-time buyers, home movers, and buy-to-let in England and Northern Ireland.
Updated April 2025 rates
Band-by-band breakdown
England & Northern Ireland
Free mortgage advice
Current SDLT rates · England & NI from 31 March 2025
First-time buyer up to £300k
0%
First-time buyer £300k – £500k
5%
Standard buyer up to £125k
0%
Additional / BTL surcharge
+5%
Stamp Duty Calculator
England & Northern Ireland · Rates from 31 March 2025
Property purchase price
Enter a price below
£
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⚠ Property over £500,000 — first-time buyer relief does not apply. Standard rates are charged on the full purchase price.
Total Stamp Duty Payable
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Effective rate: —
Band-by-band breakdown
| Band | Rate | Amount | SDLT due |
|---|---|---|---|
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Enter a price on the left to see your stamp duty breakdown
|
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£0
FTB relief on first £300,000
5%
Additional property surcharge from Oct 2024
£0
Initial consultation fee with Jagpal
90+
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Common questions
Stamp Duty questions answered
What changed in April 2025?
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From 1 April 2025, the temporary SDLT relief thresholds introduced in 2022 reverted. The nil-rate threshold for first-time buyers returned to £300,000 (from £425,000), and the maximum property value for first-time buyer relief returned to £500,000 (from £625,000). Standard rates also returned to pre-2022 levels, with the nil-rate band back at £125,000 (and a 2% band from £125,001 to £250,000).
Do I pay Stamp Duty as a first-time buyer?
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First-time buyers pay no SDLT on the first £300,000 (where the total price is £500,000 or less). On the portion between £300,001 and £500,000, first-time buyers pay 5%. If the property costs more than £500,000, standard rates apply to the full purchase price and first-time buyer relief is not available.
What is the additional property surcharge?
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Buy-to-let and second home purchases are subject to an additional SDLT surcharge of 5% on top of standard rates across every band. This applies to the full purchase price from the first pound. The surcharge was increased from 3% to 5% in the October 2024 Autumn Budget.
Does Stamp Duty apply in Scotland and Wales?
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No — this calculator covers England and Northern Ireland only. Scotland uses Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). The rates and thresholds differ. If you are buying in Scotland or Wales, we can still advise on your mortgage — just call us.
Can Stamp Duty be added to the mortgage?
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No — Stamp Duty must be paid separately to HMRC, typically within 14 days of completion, by your solicitor. It cannot be added to your mortgage and must come from your own funds alongside your deposit and legal costs. We help you plan for the total cash required at completion — not just the deposit.
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