Updated to 1 April 2025 SDLT rates
UK Stamp Duty (SDLT) Calculator
Calculate UK Stamp Duty Land Tax on residential property purchases: first-time buyer relief, additional-property surcharge, and corporate flat rate all in one place.
- Purchase price (97.9%)
- SDLT (2.1%)
SDLT adds about 2.1% on top of the purchase price.
| Purchase price | £350,000 |
|---|---|
| Standard: Nil rate | |
| £125,000 at 0% | £0 |
| Standard: 2% band | |
| £125,000 at 2% | £2,500 |
| Standard: 5% band | |
| £100,000 at 5% | £5,000 |
| Total SDLT | £7,500 |
| Total cash required | £357,500 |
Information
Stamp Duty Land Tax (SDLT) is the tax you pay when you buy property or land in England or Northern Ireland. It's tiered: each slice of the purchase price falls into a band with its own rate, and the rates stack as the price climbs. This calculator runs the same band-walk HMRC's own tables prescribe (see "Sources" below) and surfaces the breakdown one band at a time so you can see exactly where the money goes.
What's modelled. Standard residential rates, first-time buyer relief (when applicable), the +5% additional-property surcharge, the corporate flat rate (17% on residential purchases over £500,000 by limited companies and other non-natural persons), and the date-dependent rate changes since the September 2022 mini-budget.
First-time buyer relief. If neither you nor any joint buyer has ever owned residential property, and the price is at or below £500,000, you pay 0% on the first £300,000 and 5% on the slice between that and the cap. Above the cap the relief disappears entirely. These thresholds move with the completion date, and the figures here follow the date you have set.
Additional-property surcharge. A 5% surcharge applies to every band of the standard schedule when the buyer owns another residential property at completion and isn't replacing their only main residence. Buy-to-let, second homes, and accidental-landlord cases all trigger it.
Corporate flat rate. Limited companies (and other non-natural persons) buying residential property worth more than £500,000 pay a flat 17% rate on the entire purchase price. At or below it, the standard rates plus the additional-property surcharge apply (corporates always count as additional-property buyers). Exemptions exist for property- rental businesses, property-development trades, and employer-provided accommodation; those tests aren't modelled here.
What's not. Scotland (LBTT) and Wales (LTT) have their own taxes; dedicated calculators coming soon. Mixed-use / non-residential property has a different rate schedule. The non-UK resident +2% surcharge, corporate exemptions, and leasehold premium / ground-rent rules are out of scope for this calc.
FAQ
- What if I'm a first-time buyer?
If your purchase price is £500,000 or less and neither you nor any joint buyer has ever owned residential property anywhere in the world, you pay 0% on the first £300,000 and 5% on the slice between that and £500,000. Above £500,000 the relief disappears completely: you pay the standard rates on the whole amount, which is £15,000 at the cap against the first-time buyer £10,000. For purchases between 23 Sep 2022 and 31 Mar 2025 the thresholds were £425,000 and £625,000, worth up to £8,750; change the completion date to see.
- What counts as an "additional property"?
Any residential property you'll own at completion that isn't your main residence: buy-to-let, holiday homes, and accidental-landlord cases (you're keeping your old flat while moving). The +5% surcharge applies to every band of the standard schedule. Two separate £40,000 tests apply and this calculator runs only one of them: the price must reach that figure, which the answer above prices, and the interest you keep in the other property must be worth at least as much, which this page never asks about and therefore assumes. A retained interest below the floor means no surcharge at all. That second test is for individual buyers; a company is tested on the price alone. The surcharge does NOT apply when you're genuinely replacing your only main residence and selling the previous one within 3 years; you can claim a refund if the sale completes after the new purchase.
- Do I pay SDLT in Scotland or Wales?
No. Scotland has Land and Buildings Transaction Tax (LBTT); Wales has Land Transaction Tax (LTT). Use the region selector at the top of this page to switch between them. All three are tiered like SDLT but with different bands, rates, and reliefs.
- Why is the corporate rate so high?
When a limited company (or any "non-natural person" such as a partnership with corporate members, or a collective investment scheme) buys residential property worth more than £500,000, HMRC applies a flat 17% rate on the entire purchase price. The rate exists to discourage owning residential property through corporate structures, previously a tactic for avoiding SDLT on subsequent share transfers. Genuine property-rental, property-development and employee-accommodation providers can claim exemption and pay normal rates plus the additional-property surcharge, but those tests are not modelled in this calc.
Recent changes
-
Thresholds reverted to pre-2022 levels. Residential nil-rate band dropped from £250,000 back to £125,000, with a new 2% band added to £250,000. First-time buyer relief tightened: nil-rate ceiling reverted to £300,000 and the property-price cap to £500,000 (down from £425,000 / £625,000).
-
Autumn Budget: additional-property surcharge raised from +3% to +5% on every band of the standard residential schedule (second homes, buy-to-let, and any purchase where the buyer owns two or more residential properties at completion), and in the same measure the corporate flat rate for residential purchases over £500,000 raised from 15% to 17%.
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Mini-budget: residential nil-rate band raised from £125,000 to £250,000. First-time buyer relief expanded: nil-rate ceiling raised to £425,000 with the property-price cap raised to £625,000 (from £300,000 / £500,000). The corporate flat rate stayed at 15% and the additional-property surcharge stayed at +3%; both rose later.
Sources
Disclaimer
Not financial or legal advice. Figures are computed from the legislative tables published by HMRC and do not account for personal circumstances such as multiple- dwellings relief, linked transactions, leasehold premiums + ground rent, or eligibility for corporate-buyer exemptions. Consult a conveyancer or qualified adviser for the authoritative figure on your specific purchase.
