How to Estimate Stamp Duty (SDLT) When Buying a Home in England or Northern Ireland
Understand how Stamp Duty Land Tax is charged in bands, how first-time buyer relief and the additional property surcharge work, and estimate your bill.
Stamp Duty Land Tax (SDLT) is paid when you buy a home or land in England or Northern Ireland above a certain price. It is charged in slices, like income tax, so you pay each rate only on the part of the price within that band.
Quick answer
Choose whether the home is a main home, a first-time purchase or an additional property, enter the price and tick the box if you are not a UK resident. The calculator uses rates in force from 1 April 2025.
Standard bands for a main home
| Part of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Above £1,500,000 | 12% |
First-time buyers
Relief means no tax up to £300,000, then 5 percent on the part from £300,001 to £500,000. If the price is above £500,000, relief is not available and standard rates apply.
Additional properties and non-residents
- Additional dwellings (a second home or buy-to-let) pay a higher-rates surcharge on top of the standard bands.
- Non-UK residents pay a further surcharge.
Worked idea
A main home at £350,000 pays 0 percent on the first £125,000, 2 percent on the next £125,000 and 5 percent on the last £100,000. The tool shows the total and the effective rate.
What is not included
Scotland (LBTT) and Wales (LTT) have different taxes. Rules for companies, mixed-use property and exceptions are not covered.
This is an estimate, not tax advice; confirm with a conveyancer or GOV.UK.
