Free Stamp Duty Land Tax Calculator (SDLT): 2025 Edition
Stamp duty land tax (SDLT) is payable by every property buyer when purchasing a freehold or leasehold property over £40,000 in England and Northern Ireland.
Some buyers may receive an exemption or a discount, and others (like property investors and non-UK residents will have to pay a premium).
The SDLT bands, rules and guidelines are subject to change and each country in the UK has different rates.
This article covers England and Northern Ireland and includes a free stamp duty land tax calculator, the latest SDLT price bands for 2025 and links to the Government guidelines for each specific type of residential property purchase.
Data updated: February 2025.
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by Robert Jones, Founder of Property Investments UK
With nearly two decades in UK property, Rob has been investing in buy-to-let since 2005, and uses property data to develop tools for property market analysis.
Free Stamp Duty Land Tax Calculator (SDLT)
You must pay Stamp Duty Land Tax (SDLT) if you buy a property or land over a certain price in the UK. Here is a simple and free-to-use calculator that uses the latest SDLT bands from HMRC.
This SDLT calculator is for England and Northern Ireland.
Stamp Duty Calculator
- No stamp duty up to £250,000
- Progressive rates apply above this amount
What Is Stamp Duty Land Tax?
Stamp duty land tax (also known as SDLT) is a tax that is charged by HMRC when you buy a freehold or leasehold property.
Stamp duty was first introduced in England on 28th June 1694 and the term was used as a physical stamp was required to be impressed or attached to the document. This tax is one of the oldest forms of taxation in the country and has been very successful in raising revenue for HMRC.
It has continued over the years will changes to how it is implemented, collected and what rates are charged.
The chancellor of the exchequer reviews rates of Stamp Duty regularly at budget time.
These have been changed several times over the last few years by the Government and the most recent SDLT update was in the Autumn Budget 2024.
At this time, they announced the SDLT bands were changing on 1st April 2025.
These updates are already accessible and reflected in our free SDLT calculator above.
Simply select the dates in the calculator to align with the date you are looking at exchange and completion on your property.
For this reason, it is always important to make sure you are using the latest bands and figures for your calculations.
We update our stamp duty land tax calculator regularly using the HMRC stamp duty calculator residential rates.
Stamp Duty Land Tax Rates 2025 (up to 31st March)
Rates for a Single Property
This table details the Stamp Duty Land Tax (SDLT) rates applicable to the purchase of a single residential property up to 31 March 2025. The SDLT is calculated on increasing portions of the property’s value. No tax is charged on properties valued up to £250,000; the next £675,000 is taxed at 5%, the subsequent £575,000 at 10%, and any amount above £1.5 million at 12%. These thresholds and rates adhere to the current government guidelines.
| Property or Lease Premium / Transfer Value | SDLT Rate |
|---|---|
| Up to £250,000 | Zero |
| £250,001 to £925,000 (next £675,000) | 5% |
| £925,001 to £1.5 million (next £575,000) | 10% |
| Above £1.5 million | 12% |
First-Time Buyer Discount
This table outlines the first-time buyer relief available when purchasing a residential property up to 31 March 2025. First-time buyers pay no SDLT on properties valued up to £425,000, and a 5% rate is applied to the portion between £425,001 and £625,000. If the property price exceeds £625,000, the relief is not available and standard rates apply. This summary is based on the current government scheme for first-time buyers.
| Property Value | SDLT for First-Time Buyers |
|---|---|
| Up to £425,000 | Zero |
| £425,001 to £625,000 | 5% |
Stamp Duty Land Tax Rates 2025 (from 1st April)
Rates for a Single Property
This table shows the SDLT rates for single residential properties purchased from 1 April 2025. The thresholds have been adjusted: no SDLT is charged on properties up to £125,000; a 2% rate applies to the portion from £125,001 to £250,000; 5% applies to the next £675,000; 10% on the following £575,000; and 12% on any amount above £1.5 million. These rates reflect the updated government policies effective from 1 April 2025.
| Property or Lease Premium / Transfer Value | SDLT Rate |
|---|---|
| Up to £125,000 | Zero |
| £125,001 to £250,000 (next £125,000) | 2% |
| £250,001 to £925,000 (next £675,000) | 5% |
| £925,001 to £1.5 million (next £575,000) | 10% |
| Above £1.5 million | 12% |
First-Time Buyer Discount
This table details the first-time buyer relief applicable to property purchases from 1 April 2025. Under the revised thresholds, no SDLT is charged on properties up to £300,000, and a 5% rate applies to the portion from £300,001 to £500,000. For properties exceeding £500,000, first-time buyer relief is not available. These figures reflect the government’s updated policy for first-time buyers.
| Property Value | SDLT for First-Time Buyers |
|---|---|
| Up to £300,000 | Zero |
| £300,001 to £500,000 | 5% |
When Additional SDLT is Payable
When purchasing a residential property, higher SDLT rates may apply if you already own one or more properties.
A 5% surcharge is typically added to the standard rates.
This applies to homeowners and investors, including those purchasing buy-to-lets and buying a holiday home.
note: if you are replacing your main residence and your previous main residence is sold within 36 months of completing the new purchase, this extra surcharge does not apply and you maybe able to apply for an SDLT refund with HMRC.
Additionally, if you are not a UK resident (maybe you are buying UK property from Hong Kong or Singapore), defined as not being present in the UK for at least 183 days during the 12 months before your purchase, you will generally incur a 2% surcharge on top of the other SDLT rates, though exemptions or refunds may be available under certain circumstances.
Please check out the full HMRC guidance here for
Property Stamp Duty for Wales & Scotland
Wales Land Transaction Tax Calculator (LTT) is here