Stamp Duty Land Tax (SDLT) calculator

Stamp Duty Land Tax (SDLT) is the tax you pay when you buy a property or land in England or Northern Ireland. Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax — both are calculated separately. SDLT is tiered, so you pay different rates on different slices of the purchase price. The rates that have been in place since 1 April 2025: 0% to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% above £1.5 million. First-time buyers get a higher zero-rate threshold up to £300,000 with a 5% rate to £500,000. An additional 5% surcharge applies on second homes and buy-to-lets. This calculator handles all the bands, the first-time buyer relief and the surcharge.

Standard SDLT rates

For a residential property purchase that’s your only home (or replacing your existing only home):

The bands are tiered, so a £400,000 purchase pays 0% on £125,000 + 2% on £125,000 + 5% on £150,000 = £0 + £2,500 + £7,500 = £10,000.

First-time buyer relief

First-time buyers — defined as never having owned property anywhere in the world — pay no SDLT up to £300,000 and 5% on the band from £300,001 to £500,000. The relief is unavailable on properties costing more than £500,000.

A first-time buyer purchasing at £350,000: 0% on £300,000 + 5% on £50,000 = £2,500. Compared to a non-first-time buyer at the same price: £7,500. Saving: £5,000.

A first-time buyer purchasing at £510,000: no relief at all because the price exceeds £500,000. They pay the standard SDLT (£15,500) on the same basis as anyone else.

The relief is generous but the cliff edge at £500,000 catches buyers in expensive areas. £499,999 versus £500,001 of purchase price is a £13,000 swing in SDLT.

The additional property surcharge

Buying a second home or buy-to-let attracts an extra 5% on top of the standard rates (raised from 3% in October 2024). The surcharge applies when:

• You’re buying an additional residential property worth £40,000 or more.
• You’re not replacing your main residence (you’ll own two homes after the purchase and the new one isn’t your main residence).
• A company is buying any residential property.
• A non-UK resident buys a residential property — an additional 2% on top of the surcharge applies.

The surcharge applies to the entire purchase price, not just the surcharge slice. A £300,000 second property: standard SDLT £2,500 + 5% surcharge Ã, £300,000 = £15,000 + £2,500 = £17,500.

You can reclaim the 5% surcharge if you sell your previous main residence within 36 months of buying the new one. The reclaim is processed by HMRC after the sale completes; cash flow funding the surcharge upfront is a real friction for many movers.

Worked examples

Standard purchase, £450,000 (only home):

• 0% on £125,000 = £0
• 2% on £125,000 = £2,500
• 5% on £200,000 = £10,000
• Total: £12,500

First-time buyer, £350,000:

• 0% on £300,000 = £0
• 5% on £50,000 = £2,500
• Total: £2,500

Buy-to-let, £200,000:

• 0% on £125,000 = £0 (standard band)
• 2% on £75,000 = £1,500 (standard band)
• 5% surcharge on £200,000 = £10,000
• Total: £11,500

Limited company purchase, £600,000:

• Standard SDLT bands: £20,000
• 5% surcharge: £30,000
• Total: £50,000 (plus consideration of ATED if value above £500,000)

When you pay SDLT

SDLT is due on completion, payable within 14 days of the effective date of the transaction (usually completion). Your conveyancer or solicitor handles the SDLT return and payment as part of the conveyancing process. Late payment attracts interest and penalties.

For Scotland, LBTT applies (different rates and thresholds, including a £40,000 starting point and a higher first-time buyer relief). For Wales, LTT applies (different rates). This calculator covers England and Northern Ireland; we have separate tools for the devolved equivalents.

Reclaiming SDLT

Three common reclaim scenarios:

1. Sold previous main residence within 36 months: reclaim the 5% surcharge.
2. Multiple Dwellings Relief was missed: where a property had a “granny annexe” or self-contained part that qualifies as a separate dwelling. This relief was abolished from June 2024, so applies only to historic transactions.
3. Property reclassified as non-residential or mixed-use: e.g. a farmhouse with substantial farmland may qualify for non-residential rates rather than residential. HMRC scrutinises these claims carefully.

Key takeaways

• SDLT applies in England and Northern Ireland; Scotland uses LBTT and Wales uses LTT.
• Standard rates from £125,001 (2%, 5%, 10%, 12% across rising bands).
• First-time buyer relief: 0% to £300,000, 5% to £500,000, no relief above £500,000.
• 5% surcharge on second homes and buy-to-lets, plus another 2% for non-UK residents.
• Reclaim the surcharge if you sell your previous main residence within 36 months.

Frequently asked questions

Am I a first-time buyer if I owned property abroad before? No. The definition is global — having owned any property anywhere in the world disqualifies you from first-time buyer status. Inherited shares of property also count.

What if my partner has owned a home before but I haven’t? Both buyers must be first-time buyers for the relief to apply. If one of you has owned property before, neither can claim. The workaround of buying in the first-time buyer’s sole name doesn’t help if you’ll both live there as your main residence and one of you isn’t a first-time buyer — HMRC looks at the actual situation.

Do I pay SDLT when transferring property to my spouse? Transfers between spouses or civil partners during marriage usually attract no SDLT, provided no consideration changes hands and there’s no mortgage being assumed. Where a mortgage is being taken on by the receiving spouse, the assumed debt is treated as consideration and SDLT may apply.

Is the SDLT rate likely to change? The current rates have been in place since April 2025 and the government has indicated they will hold for the duration of this parliament. Any change would normally be flagged at a Budget. Check the gov.uk SDLT pages for the current rates if you’re buying after a Budget.