Stamp Duty Calculator

Calculate your Stamp Duty Land Tax (SDLT) for property purchases in England and Northern Ireland

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Based on current Stamp Duty Land Tax rates for England and Northern Ireland

Understanding Stamp Duty Land Tax (SDLT)

Stamp Duty Land Tax (SDLT) is a tax you pay when you buy a property or land over a certain price in England and Northern Ireland. The tax is calculated based on the property value and applies to both freehold and leasehold properties.

SDLT is a progressive tax, which means you pay different rates on different portions of the property price. The rates and thresholds vary depending on whether you're a first-time buyer, buying an additional property, or purchasing a non-residential property.

Current Stamp Duty Rates (2024/25)

Standard Residential Rates

For residential properties, the current SDLT rates are:

  • 0% on the first £250,000
  • 5% on the portion between £250,001 and £925,000
  • 10% on the portion between £925,001 and £1.5 million
  • 12% on any portion above £1.5 million

First-Time Buyer Relief

If you're buying your first home, you may be eligible for First-Time Buyer Relief, which means:

  • 0% on the first £425,000
  • 5% on the portion between £425,001 and £925,000
  • 10% on the portion between £925,001 and £1.5 million
  • 12% on any portion above £1.5 million

To qualify, all buyers must be first-time buyers, and the property must cost £625,000 or less.

Additional Property Rates

If you're buying an additional residential property (such as a second home or buy-to-let), you'll pay an extra 3% on top of the standard residential rates:

  • 3% on the first £250,000
  • 8% on the portion between £250,001 and £925,000
  • 13% on the portion between £925,001 and £1.5 million
  • 15% on any portion above £1.5 million

Non-Residential Property Rates

For non-residential properties (such as shops, offices, or agricultural land), the rates are:

  • 0% on the first £150,000
  • 2% on the portion between £150,001 and £250,000
  • 5% on any portion above £250,000

How Stamp Duty is Calculated

Stamp Duty is calculated on a tiered basis, which means you pay different rates on different portions of the property price.

For example, if you're buying a residential property for £500,000:

  • 0% on the first £250,000 = £0
  • 5% on the remaining £250,000 = £12,500
  • Total Stamp Duty = £12,500

If you're a first-time buyer purchasing the same property for £500,000:

  • 0% on the first £425,000 = £0
  • 5% on the remaining £75,000 = £3,750
  • Total Stamp Duty = £3,750

This tiered approach ensures that you only pay the higher rates on the portion of the property price that falls within each band.

Important Considerations

When to Pay Stamp Duty

You must pay Stamp Duty within 14 days of completing the purchase of your property. Your solicitor or conveyancer will usually handle this for you, but it's ultimately your responsibility to ensure it's paid.

Regional Variations

This calculator applies to properties in England and Northern Ireland only. Scotland has its own Land and Buildings Transaction Tax (LBTT), and Wales has the Land Transaction Tax (LTT).

Potential Exemptions and Reliefs

There are various exemptions and reliefs available, such as:

  • First-time buyer relief
  • Multiple dwellings relief
  • Transfers of property between spouses or civil partners
  • Property left in a will

For complex situations or to ensure you're claiming all eligible reliefs, we recommend consulting with a tax professional or solicitor.

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