Calculate the Stamp Duty Land Tax you will pay on a property in England or Northern Ireland. Handles standard purchases, first-time buyer relief and the 5% surcharge on additional properties - all using current gov.uk bands.
Purchase details
£
England & Northern Ireland only. Scotland uses LBTT and Wales uses LTT.
Stamp Duty payable
£4,750
Effective rate 1.61%
Band
Rate
SDLT
£0–£125,000
0%
£0
£125,000–£250,000
2%
£2,500
£250,000–£925,000
5%
£2,250
Total Stamp Duty£4,750
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How SDLT is charged
Stamp Duty Land Tax is tiered: you pay each rate only on the portion of the price that falls in that band, not on the whole price. SDLT applies in England and Northern Ireland; Scotland has its own Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), which use different bands.
Up to 125,000: 0%
125,001 to 250,000: 2%
250,001 to 925,000: 5%
925,001 to 1.5m: 10%
Above 1.5m: 12%
Surcharges and relief
Additional properties (second homes, buy-to-let): +5% on every band, for purchases completing on or after 31 October 2024, where the price is 40,000 or more.
First-time buyers: no SDLT up to 300,000, then 5% to 500,000. No relief above 500,000.
Non-UK residents: +2% surcharge on top of the rates that otherwise apply.
Worked example
Buy a 295,000 home as your only property:
0% on first 125,000 = 0; 2% on next 125,000 = 2,500; 5% on final 45,000 = 2,250.
Total SDLT = 4,750.
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Frequently asked questions
Does this work for Scotland or Wales?
No. This calculator uses SDLT for England and Northern Ireland. Scotland uses LBTT and Wales uses LTT, both with different thresholds and rates.
When does the 5% surcharge apply?
When, after the purchase, you will own more than one residential property and the price is at least 40,000 - typical for second homes and buy-to-let. If you are replacing your main residence you can avoid it (and may reclaim it if your old home sells within 36 months).
Are these the current rates?
Yes - the bands reflect the rates in force from 1 April 2025, including the 5% additional-property surcharge introduced on 31 October 2024, verified against gov.uk.
Report a bug or ask a question about this calculator
Important: BrickCrunch provides general information and estimates only — this is not financial, tax, mortgage or legal advice. Calculations are simplified and your circumstances may differ. UK tax and rate figures are checked against gov.uk (21 June 2026 (2026/27 tax year)) but rates change and errors are possible. Always confirm figures with gov.uk or a qualified professional before making decisions.
