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🇬🇧United Kingdom

UK Stamp Duty Calculator

Calculate Stamp Duty Land Tax on UK property purchases.

£

Results

Stamp Duty (SDLT)£5,000
Effective Rate1.43%
Total Cost (Price + SDLT)£355.0K
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What is UK Stamp Duty?

Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland above a certain price. Scotland has its own version (LBTT — Land and Buildings Transaction Tax) and Wales has LTT (Land Transaction Tax).

SDLT is a progressive tax — you only pay the higher rate on the portion of the price within each band, not on the entire price. First-time buyers get significant relief: no SDLT on the first £425,000 (on properties up to £625,000), saving up to £8,750.

Additional property buyers (second homes, buy-to-let) pay a 3% surcharge on top of standard rates on all bands. Non-UK residents pay an additional 2% surcharge.

SDLT must be paid within 14 days of completion. Your solicitor/conveyancer typically handles the filing and payment as part of the purchase process.

Formula

SDLT Bands 2025 (England & NI):

Standard rates: - Up to £250,000: 0% - £250,001 to £925,000: 5% - £925,001 to £1,500,000: 10% - Over £1,500,000: 12%

First-time buyer rates (properties up to £625,000): - Up to £425,000: 0% - £425,001 to £625,000: 5%

Example — £350,000 property: Standard: (£350,000 − £250,000) × 5% = £5,000 First-time buyer: £0 (below £425,000 threshold) Saving for FTB: £5,000

Example — £500,000 property: Standard: £250,000 × 5% = £12,500 First-time buyer: (£500,000 − £425,000) × 5% = £3,750 Saving for FTB: £8,750

How to use this UK Stamp Duty Calculator?

1. Enter the Property Price. 2. Select whether you are a First-Time Buyer (1 = Yes, 0 = No). FTB relief applies only on properties up to £625,000. 3. See the SDLT amount, effective tax rate, and total purchase cost.

Remember to also budget for: solicitor fees (£1,000-2,000), survey (£300-1,500), mortgage arrangement fee (£0-2,000), and moving costs.

Frequently asked questions

When do I pay Stamp Duty?
Within 14 days of the completion date (the day you legally own the property). Your solicitor handles the SDLT return and payment to HMRC. Late payment incurs penalties and interest.
Who qualifies as a first-time buyer?
You must have never owned a property or land anywhere in the world, including inherited property. Both buyers in a joint purchase must be first-time buyers. FTB relief applies only on properties up to £625,000 — above this, you pay standard rates on the full amount.
Is there Stamp Duty on second homes?
Yes, an additional 3% surcharge applies on ALL bands if you own another residential property. A £300,000 second home: standard £2,500 + surcharge £9,000 = £11,500 total. This also applies to buy-to-let purchases.
Do I pay Stamp Duty in Scotland?
No, Scotland uses LBTT (Land and Buildings Transaction Tax) with different rates: 0% up to £145,000, 2% (£145K-£250K), 5% (£250K-£325K), 10% (£325K-£750K), 12% (above £750K). First-time buyer relief: 0% on first £175,000.
Can I add Stamp Duty to my mortgage?
Some lenders allow this, but it means borrowing more and paying interest on the SDLT amount over the full mortgage term. On a £10,000 SDLT at 4.5% over 25 years, you'd pay an extra £6,700 in interest. Better to pay from savings if possible.
Is Stamp Duty refundable?
You can reclaim the 3% surcharge if you sell your previous main residence within 3 years of buying the new one. You can also reclaim if the transaction falls through before completion. Apply to HMRC for a refund within 12 months.
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