SDLT Calculator - Calculate Stamp Duty Land Tax 2025
Free calculator to determine Stamp Duty Land Tax for residential properties in England & Northern Ireland with 2025 rates, first-time buyer relief, and additional property surcharge
SDLT Calculator
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SDLT Breakdown:
What is a SDLT Calculator?
A SDLT Calculator is a free property tax tool that helps you calculate Stamp Duty Land Tax (SDLT) when buying residential property in England and Northern Ireland. It determines the exact tax amount based on property price, buyer status, and current 2025 HMRC rates.
This calculator works for:
- First-time buyers - Calculate relief and potential savings up to £500,000
- Home movers - Determine standard SDLT on main residence purchases
- Additional properties - Calculate 5% surcharge for second homes and buy-to-let
- Property budgeting - Understand total acquisition costs including SDLT
- Property comparison - Compare SDLT costs across different price points
How SDLT Calculator Works
SDLT is calculated using tiered rates that apply to different portions of the property price (effective April 1, 2025):
Standard Residential Rates:
- £0 - £125,000: 0%
- £125,001 - £250,000: 2%
- £250,001 - £925,000: 5%
- £925,001 - £1,500,000: 10%
- Above £1,500,000: 12%
First-Time Buyer Relief:
- £0 - £300,000: 0%
- £300,001 - £500,000: 5%
- Above £500,000: No relief (standard rates apply)
Additional Property Surcharge:
- 5% additional charge on all bands (from Oct 31, 2024)
- Applies to second homes and buy-to-let properties
Example: For a £300,000 standard property:
- £0 - £125,000: £0 (0%)
- £125,001 - £250,000: £2,500 (2% of £125,000)
- £250,001 - £300,000: £2,500 (5% of £50,000)
- Total SDLT: £5,000
Key SDLT Concepts Explained
Tiered Taxation
SDLT uses progressive bands like income tax. Each portion of the purchase price is taxed at the rate for that band, not the entire amount at one rate.
First-Time Buyer Relief
You qualify if you and anyone else buying with you have never owned property anywhere in the world. Relief applies up to £500,000.
Additional Property
If you'll own more than one property after purchase, a 5% surcharge applies across all SDLT bands on top of standard rates.
Effective Rate
Your overall SDLT as a percentage of the purchase price. Lower than the top marginal rate due to tiered taxation.
How to Use the SDLT Calculator
- Enter Property Price: Input the agreed purchase price of the residential property in England or Northern Ireland
- Select Buyer Type:
- Home Mover: Choose if you've owned property before and this will be your main residence
- First-Time Buyer: Select if neither you nor anyone buying with you has owned property before
- Additional Property: Choose for second homes, buy-to-let, or if you'll own multiple properties
- Click Calculate: View instant results showing total SDLT, effective rate, and detailed breakdown by tax band
- Review Breakdown: Check how SDLT is calculated across different price bands to understand your tax liability
- Plan Your Budget: Add SDLT to solicitor fees, survey costs, and removal expenses for total moving costs
Important Notes:
- SDLT must be paid within 14 days of completion
- Your solicitor typically handles payment and submission to HMRC
- First-time buyer relief only applies to properties under £500,000
- Rates shown are current as of April 1, 2025
Benefits of Using SDLT Calculator
Factors Affecting SDLT
Property Price:
Higher prices incur more SDLT due to progressive tax bands. Properties over £1.5m pay 12% on the portion above this threshold.
First-Time Buyer Status:
First-time buyers save significantly on properties up to £500,000. A £300,000 property costs £0 SDLT instead of £5,000 for standard buyers.
Additional Property Ownership:
Owning multiple properties adds 5% surcharge across all bands. This can significantly increase SDLT - e.g., £15,000 becomes £30,000 on a £500,000 property.
Property Type:
This calculator is for residential properties. Commercial properties, mixed-use properties, and properties over £40,000 have different SDLT rules.
Location:
SDLT applies in England and Northern Ireland only. Scotland has LBTT (Land and Buildings Transaction Tax) and Wales has LTT (Land Transaction Tax) with different rates.
Purchase Date:
SDLT rates change over time. Current rates apply from April 1, 2025. Always check for the most recent rates when purchasing.
Frequently Asked Questions
What is SDLT and who pays it?
Stamp Duty Land Tax (SDLT) is a tax paid on property purchases in England and Northern Ireland. The buyer pays SDLT when purchasing a residential or commercial property above certain thresholds. As of April 2025, standard residential properties are taxed on values above £125,000.
How much is stamp duty on a £300,000 house?
For a standard residential property at £300,000: no SDLT on first £125,000; 2% on £125,001-£250,000 (£2,500); 5% on £250,001-£300,000 (£2,500). Total SDLT: £5,000. First-time buyers pay £0 as the property is under the £300,000 threshold.
Do first-time buyers pay stamp duty in 2025?
First-time buyers get relief on properties up to £300,000 (0% SDLT). For properties £300,001-£500,000, they pay 5% on the portion above £300,000. Properties over £500,000 don't qualify for first-time buyer relief, and standard rates apply.
What is the additional property surcharge?
When buying an additional residential property (second home, buy-to-let), you pay a 5% surcharge on top of standard SDLT rates across all bands. This increased from 3% to 5% on October 31, 2024.
When do I have to pay stamp duty?
SDLT must be paid within 14 days of completion of your property purchase. Your solicitor or conveyancer typically handles the payment and submits the SDLT return to HMRC on your behalf.
Can I get a stamp duty refund?
You may be eligible for a refund if you paid the additional property surcharge but later sold your previous main residence within 3 years, or if you overpaid SDLT due to an error. Claims must be made within specified time limits.