Stamp Duty
£5,000
Effective rate: 1.67%
SDLT rates effective from 1 April 2025. Additional dwelling surcharge applies from 31 October 2024. Illustrative only — not professional tax advice.
What This Calculator Does
This tool calculates UK Stamp Duty Land Tax (SDLT) — the tax due on residential property purchases in England and Northern Ireland — for three buyer types: standard purchase, first-time buyer, and additional dwelling (second home or buy-to-let).
Enter the purchase price and select your buyer type to see the total tax due, your effective rate, and a full band-by-band breakdown of how the figure is built up.
How the Calculation Works
SDLT is charged on a tiered band system, not a single flat rate on the whole price. Each portion of the purchase price falling within a band is taxed at that band's rate — similar to how income tax brackets work.
First-time buyers get relief on properties up to £500,000: 0% up to £300,000, then 5% on the portion between £300,000 and £500,000. Above £500,000, first-time buyer relief no longer applies and standard rates apply to the whole price.
Additional dwellings (buy-to-let purchases, second homes) carry a surcharge on top of standard rates on every band, effective from 31 October 2024 — this is why an investment purchase at the same price as a main residence purchase can owe substantially more tax.
Worked Example
Take a standard purchase (not first-time buyer, not additional dwelling) at £350,000.
- £0 – £125,000 @ 0%: £0
- £125,000 – £250,000 @ 2%: £2,500
- £250,000 – £350,000 @ 5%: £5,000
- Total SDLT: £7,500
That's an effective rate of 7,500 ÷ 350,000 = 2.1% across the whole purchase price — well below the 5% top band rate, because only the portion above £250,000 is taxed at that rate.
Frequently Asked Questions
What is Stamp Duty Land Tax?
SDLT is a tax paid on property and land purchases over a certain threshold in England and Northern Ireland. It's due within 14 days of completion and is normally handled by your conveyancing solicitor as part of the purchase.
Do first-time buyers pay stamp duty?
First-time buyers get relief up to £500,000 — no tax on the first £300,000, then 5% on the portion up to £500,000. Above £500,000, no relief applies and standard rates are charged on the full price.
What counts as an "additional dwelling" for stamp duty purposes?
Broadly, any residential property purchase where you'll own more than one property at completion — buy-to-let investments, second homes, and holiday homes all typically trigger the additional dwelling surcharge, even if you're selling your existing home shortly after.
When is stamp duty due, and who pays it?
SDLT must be paid within 14 days of completion. It's the buyer's responsibility, though in practice your solicitor usually files the return and payment on your behalf as part of the conveyancing process.
Does this calculator apply in Scotland or Wales?
No — Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both with different bands and rates to SDLT. This calculator covers England and Northern Ireland only.