Finance & Money
Rates & guidance reviewed
Stamp duty land tax (and the devolved equivalents) is one of the biggest upfront costs when buying property in the UK. Rates and thresholds differ between England & Northern Ireland (SDLT), Scotland (LBTT) and Wales (LTT).
This free calculator lets you choose the nation, enter the purchase price, and apply first-time buyer or additional property rules where they apply. You get a band-by-band breakdown and can copy the summary for your solicitor or budget spreadsheet.
Tax rules change over time. Figures are based on commonly published residential rates (England & NI structure from 1 April 2025) and are for guidance only — confirm with a solicitor or the official HMRC / Revenue Scotland / WRA guidance before exchanging contracts.
Residential rates guidance · England & NI structure from 1 Apr 2025
Eligibility rules still apply in law
| Slice | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 0.0% | £0.00 |
| £125,000 – £250,000 | 2.0% | £2,500.00 |
| £250,000 – £350,000 | 5.0% | £5,000.00 |
Guidance only based on simplified residential rates. Confirm with HMRC, Revenue Scotland, WRA or your conveyancer. Non-residential and complex reliefs (including main-residence replacements) are not fully modelled.
Static sample calculations you can read without using the form. Figures match this tool's maths — always re-run with your own numbers for a personal estimate.
Main residence, not first-time or additional property (structure from 1 Apr 2025).
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0% on first £125,000; 2% on next £125,000; 5% on remaining £50,000.
Eligible first-time buyer relief when price is £500,000 or less.
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0% up to £300,000; 5% on £100,000 above that. Eligibility rules still apply in law.
Lower price point common for first homes outside London.
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Illustrative higher rates when the purchase is an additional dwelling.
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Simplified surcharge model in this tool — confirm replacements of a main residence with a conveyancer.
Unlike a flat rate on the whole price, residential stamp duty-style taxes are usually progressive: each slice of the price is taxed at the rate for that band. That is why a small price change near a band edge can change the tax more than you expect, and why effective rate (tax ÷ price) is useful for budgeting.
England and Northern Ireland use SDLT. From 1 April 2025, standard residential bands commonly start with 0% up to £125,000, then stepped rates above that. First-time buyer relief can mean 0% up to £300,000 and 5% between £300,001 and £500,000 when the price is not more than £500,000 — if you qualify under the legal rules.
Scotland (LBTT) and Wales (LTT) set their own thresholds and rates. Additional dwellings often attract higher rates. Replacing a main residence can involve special rules and time limits — this calculator uses simplified residential models only.
Stamp duty is due around completion, so it sits alongside deposit, solicitor fees and any broker charges. Once you own the home, monthly costs include the mortgage repayment and Council Tax. Use our mortgage calculator for the loan payment and the Council Tax band helper for ongoing local tax — then compare with take-home pay.
Always confirm rates, bands and eligibility on official pages. Our tools are simplified estimators for guidance only.