UK Stamp Duty Land Tax Calculator
Calculate how much Stamp Duty you’ll need to pay when purchasing a property in England or Northern Ireland.
Understanding Stamp Duty Land Tax
Stamp Duty Land Tax (SDLT) is a tax paid when purchasing property or land in England and Northern Ireland. The amount you pay depends on:
- The property’s purchase price
- Whether it’s residential or non-residential
- If it’s your main residence or an additional property
- Whether you’re a first-time buyer
Current SDLT Thresholds
For residential properties (2024/25 tax year):
- First-time buyers: No SDLT on the first £425,000 (properties up to £625,000)
- Main residence: No SDLT on the first £250,000
- Additional properties: 3% surcharge on top of standard rates
How to Reduce Your Stamp Duty
Legal ways to minimize your SDLT liability:
- First-time buyer relief: If eligible, you could save up to £11,250
- Transfer property before completion: In some cases, you can change ownership to reduce liability
- Consider property value: Even small reductions below threshold amounts can save thousands
Stamp Duty Land Tax Calculator UK – A Complete Guide
Introduction
Buying a property in the UK comes with extra costs. One of the biggest is Stamp Duty Land Tax (SDLT). This tax applies to residential and commercial properties. The amount you pay depends on the property price and your situation.
A Stamp Duty Land Tax Calculator UK helps estimate how much tax you owe. This guide explains SDLT, how it works, and how to use a calculator.
What is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax is a tax paid when buying property or land in England and Northern Ireland. Scotland and Wales have their own systems (Land and Buildings Transaction Tax and Land Transaction Tax).
You must pay SDLT if:
- The property price is over a certain threshold.
- You are buying a freehold, leasehold, or shared ownership property.
How Does Stamp Duty Work?
SDLT is calculated in tiers. You pay different rates on portions of the property price. The rates change based on:
- Whether it’s your first home or an additional property.
- If the property is residential or non-residential.
Current SDLT Rates (2024-2025)
Residential Property Rates
| Property Price | Standard Rate | First-Time Buyer Rate | Additional Property Rate |
|---|---|---|---|
| Up to £250,000 | 0% | 0% | 3% |
| £250,001 – £925,000 | 5% | 5% | 8% |
| £925,001 – £1.5 million | 10% | 10% | 13% |
| Over £1.5 million | 12% | 12% | 15% |
First-Time Buyers Relief
- No SDLT if the property costs £425,000 or less.
- 5% on the portion between £425,001 – £625,000.
- If the price is over £625,000, normal rates apply.
Non-Residential & Mixed-Use Property Rates
| Property Price | Rate |
|---|---|
| Up to £150,000 | 0% |
| £150,001 – £250,000 | 2% |
| Over £250,000 | 5% |
How to Use a Stamp Duty Land Tax Calculator UK
A Stamp Duty calculator makes it easy to estimate your tax. Here’s how to use one:
- Enter the Property Price – Input the purchase price.
- Select Property Type – Choose residential, non-residential, or mixed-use.
- First-Time Buyer? – Tick if applicable.
- Additional Property? – Select if buying a second home or buy-to-let.
- Calculate – The tool shows the SDLT amount.
Example Calculation
Scenario: Buying a £500,000 home as a first-time buyer.
- £0 – £425,000 = 0% = £0
- £425,001 – £500,000 (£75,000) = 5% = £3,750
- Total SDLT = £3,750
Without first-time buyer relief:
- £0 – £250,000 = 0% = £0
- £250,001 – £500,000 (£250,000) = 5% = £12,500
- Total SDLT = £12,500
Who Pays Stamp Duty?
- Buyers pay SDLT, not sellers.
- If multiple buyers, the highest rate applies (if one owns another property).
- Companies buying property pay higher rates.
When is Stamp Duty Due?
You must file an SDLT return and pay within 14 days of completion. Your solicitor usually handles this.
Exemptions & Reliefs
Some cases reduce or remove SDLT:
- First-time buyers (up to £425,000).
- Transfers in divorce (no tax if transferring to ex-spouse).
- Inherited property (no SDLT if inherited).
- Charities & registered social landlords may get relief.
Penalties for Late Payment
- Late filing: £100 fine (if up to 3 months late).
- Late payment: Interest charges apply (currently 7.75%).
Best Stamp Duty Land Tax Calculators UK
Several free calculators are available:
- GOV.UK SDLT Calculator – Official government tool.
- MoneySavingExpert Calculator – Easy to use with clear results.
- Zoopla & Rightmove Calculators – Good for quick estimates.
Tips to Reduce Stamp Duty
- Buy Below Threshold – Aim for £250,000 (or £425,000 for first-time buyers).
- Negotiate Fixtures & Fittings – Some costs can be separated to lower the taxable price.
- Transfer Ownership – If married, the non-property owner can buy to avoid higher rates.
Conclusion
Stamp Duty Land Tax is a major cost when buying property. Using a Stamp Duty Land Tax Calculator UK helps plan your budget. Always check the latest rates and reliefs before buying.
For official information, visit the GOV.UK SDLT page.
FAQs
1. Do first-time buyers pay stamp duty?
Only if the property costs over £425,000.
2. How much is stamp duty on a £300,000 house?
- Standard buyer: £2,500 (5% on £50,000 over £250k).
- First-time buyer: £0 (under £425k threshold).
3. Can stamp duty be added to a mortgage?
Yes, but you’ll pay interest on it.
4. Is stamp duty different in Scotland and Wales?
Yes, Scotland uses LBTT, and Wales uses LTT.
This guide helps you understand Stamp Duty Land Tax and how to calculate it. Always use an updated calculator for accurate figures.