What Is Stamp Duty (SDLT)?
Stamp Duty Land Tax (SDLT) is a tax charged on property purchases in England and Northern Ireland. It is paid to HMRC and must be settled within 14 days of completion. Your solicitor typically handles the SDLT return and payment as part of the completion process.
SDLT is calculated on a tiered basis - like income tax, you only pay each rate on the portion of the price that falls within each band, not on the full purchase price. A £300,000 property does not mean you pay 5% on £300,000. You pay 0% on the first £250,000 and 5% only on the £50,000 above the threshold.
Scotland and Wales have their own property taxes: Land and Buildings Transaction Tax (LBTT) in Scotland and Land Transaction Tax (LTT) in Wales. This guide covers England and Northern Ireland only.
SDLT is a tiered tax - you only pay each rate on the portion within that band. Due within 14 days of completion. First-time buyers currently pay 0% up to £425,000 - but this threshold dropped to £300,000 from 1 April 2025. First-time buyers purchasing between £300K-£425K who completed before 31 March 2025 saved up to £6,250.
From 1 April 2025, SDLT thresholds reverted to pre-2022 levels. For first-time buyers: the nil-rate threshold dropped from £425,000 to £300,000. For all buyers: the nil-rate threshold dropped from £250,000 to £125,000. Use the calculator below with the correct completion date for accurate figures.
Free SDLT Calculator - England and Northern Ireland
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Current SDLT Rates - England and Northern Ireland
Standard Rates (Home Movers) - Before April 2025
| Purchase Price Band | SDLT Rate | Tax on This Band |
|---|---|---|
| Up to £250,000 | 0% | £0 |
| £250,001 to £925,000 | 5% | Up to £33,750 |
| £925,001 to £1,500,000 | 10% | Up to £57,500 |
| Above £1,500,000 | 12% | 12% on excess |
First-Time Buyer Rates - Before April 2025 (Until 31 March 2025)
| Purchase Price Band | FTB SDLT Rate | Notes |
|---|---|---|
| Up to £425,000 | 0% | No stamp duty - full nil-rate threshold |
| £425,001 to £625,000 | 5% | 5% only on the portion above £425K |
| Above £625,000 | Standard rates | FTB relief does not apply |
All Rates After 1 April 2025
| Buyer Type | Nil-Rate Threshold | Change from Jan 2025 |
|---|---|---|
| Standard / Home Mover | £125,000 | Down from £250,000 |
| First-Time Buyer | £300,000 | Down from £425,000 |
| FTB upper limit | £500,000 | Down from £625,000 |
| Additional property surcharge | +3% all bands | Unchanged |
Rates accurate as of January 2025. Always verify with HMRC (gov.uk/stamp-duty-land-tax) before completing a purchase.
Worked Examples - What You Would Pay
| Scenario | Property Price | SDLT (before Apr 25) | SDLT (from Apr 25) | Saving |
|---|---|---|---|---|
| FTB buying £300K | £300,000 | £0 | £0 | £0 |
| FTB buying £350K | £350,000 | £0 | £2,500 | £2,500 |
| FTB buying £425K | £425,000 | £0 | £6,250 | £6,250 |
| Home mover £250K | £250,000 | £0 | £2,500 | £2,500 |
| Home mover £350K | £350,000 | £5,000 | £10,000 | £5,000 |
| Home mover £500K | £500,000 | £12,500 | £17,500 | £5,000 |
| BTL investor £250K | £250,000 | £7,500 | £10,000 | £2,500 |
FTB = first-time buyer. BTL figure includes 3% surcharge.
The 3% Additional Dwellings Surcharge
If you already own a residential property and are buying an additional one - whether a buy to let investment, a second home, or a holiday home - you pay a 3% surcharge on top of standard SDLT rates across all bands. This applies even if the existing property is abroad.
The surcharge does not apply if you are replacing your main residence. If you buy a new main residence before selling the old one, the surcharge applies at purchase but can be refunded within 12 months if you sell the original property within that timeframe.
Scotland and Wales - Different Systems
- Scotland - Land and Buildings Transaction Tax (LBTT): Nil-rate threshold £145,000 for standard purchases, £175,000 for first-time buyers. Additional Dwellings Supplement (ADS) applies at 6% for additional properties.
- Wales - Land Transaction Tax (LTT): Nil-rate threshold £225,000. Higher Rates surcharge of 4% for additional residential properties.
If buying in Scotland or Wales, use calculators from Revenue Scotland (revenue.scot) or the Welsh Revenue Authority (gov.wales/land-transaction-tax) respectively.