🏠 UK Stamp Duty Calculator
Calculate Stamp Duty Land Tax (SDLT) on Property Purchases in England and Wales
Stamp Duty Land Tax (SDLT) is a tax you pay when you purchase a property or land in England and Wales. The amount of stamp duty you pay depends on the purchase price of the property and whether you're a first-time buyer or buying an additional property. This calculator will help you quickly determine how much stamp duty you'll need to pay on your property purchase based on current 2024/2025 tax rates.
Key Points:
- Rates vary depending on property price bands
- First-time buyers may qualify for relief up to £425,000
- Additional properties have higher tax rates
- Rates for England and Wales are the same
- Scotland and Northern Ireland have different systems (LBTT and non-residential SDLT)
💻 Property Details
Stamp Duty Due:
⚠️ This is an estimate based on current 2024/2025 rates. Please verify with official HMRC guidance for complete accuracy.
📘 What is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax (SDLT) is a tax charged on the purchase of land and property in England and Wales. It's calculated based on the purchase price and applies to most residential and non-residential property transactions. The tax is progressive, meaning you pay different rates on different portions of the purchase price depending on which tax band they fall into.
SDLT is paid to HM Revenue and Customs (HMRC) and is typically due by 14 days after completion of the property purchase. The buyer is responsible for paying the stamp duty, though in practice it's often calculated and collected through the conveyancing process.
Key characteristics:
- Progressive tax system (different bands for different price ranges)
- First-time buyers get relief on purchases up to £425,000
- Additional property purchases face a 5% surcharge
- Applies to residential and non-residential properties
- Different rates apply in Scotland (LBTT) and Northern Ireland
🔢 Current SDLT Rates (2024/2025) - England & Wales
Residential Properties - First-Time Buyers (Full Relief)
| Price Band | Rate | Tax Amount |
|---|---|---|
| Up to £425,000 | 0% | No tax (relief) |
| £425,001 to £550,000 | 5% | 5% on amount above £425,000 |
| £550,001 to £925,000 | 10% | 10% on amount above £550,000 |
| £925,001 and above | 12% | 12% on amount above £925,000 |
Residential Properties - Additional Properties (5% Surcharge)
| Price Band | Rate | Tax Amount |
|---|---|---|
| Up to £40,000 | 3% | 3% on full amount |
| £40,001 to £128,750 | 8% | £1,200 + 8% on amount above £40,000 |
| £128,751 to £193,125 | 13% | £8,300 + 13% on amount above £128,750 |
| £193,126 to £385,000 | 15% | £16,730 + 15% on amount above £193,125 |
| £385,001 and above | 17% | £44,460 + 17% on amount above £385,000 |
Non-Residential Properties (England & Wales)
| Price Band | Rate | Tax Amount |
|---|---|---|
| Up to £150,000 | 0% | No tax |
| £150,001 to £250,000 | 1% | 1% on amount above £150,000 |
| £250,001 to £500,000 | 3% | £1,000 + 3% on amount above £250,000 |
| £500,001 and above | 4% | £8,500 + 4% on amount above £500,000 |
🔢 Formulas & Methodology
SDLT Calculation Formula
SDLT is calculated using a progressive band system. You calculate tax on each portion of the purchase price that falls within each band, then sum them together.
Where each band is calculated separately and amounts are only taxed within their specific price ranges.
Effective Tax Rate Calculation
This shows what percentage of the purchase price goes to stamp duty.
📖 How to Use This Calculator
Step 1: Enter Property Purchase Price
Input the total purchase price of the property. You can enter it with or without the £ symbol and commas (e.g., "250000" or "£250,000" both work).
Step 2: Select Property Type
Choose whether the property is Residential (a home you'll live in) or Non-Residential (commercial property, investment property, etc.). This determines which tax rates apply.
Step 3: Select Buyer Status
Choose your buyer status:
- First-Time Buyer: If you're buying your first residential property and haven't owned property in the past 3 years, you qualify for full relief up to £425,000
- Additional Property: If you're buying a second home, investment property, or if you've previously owned property, higher rates apply plus a 5% surcharge
Step 4: Click Calculate
Press the Calculate button to see your stamp duty amount, effective tax rate, and a detailed breakdown by tax band.
Step 5: Review the Breakdown
The breakdown shows exactly how much tax you pay on each portion of the purchase price, making it clear how the progressive tax system works.
✓ All rates current as of November 2024 (2024/2025 tax year). Please verify with official HMRC sources for the most up-to-date information.