How much is stamp duty in the UK in 2025?

In England and Northern Ireland, stamp duty (SDLT) in 2025 is: 0% on the first £250,000; 5% on £250,001 to £925,000; 10% on £925,001 to £1,500,000; 12% above £1,500,000. These are the standard rates. First-time buyers pay 0% up to £425,000 (until 31 March 2025, then £300,000) and 5% on the portion up to £625,000. Additional properties incur a 3% surcharge on top of standard rates.

Do first-time buyers pay stamp duty?

First-time buyers in England and Northern Ireland pay no stamp duty on properties up to £425,000 (until 31 March 2025). From 1 April 2025, the nil-rate threshold for first-time buyers reduces to £300,000. On properties between £300,001 and £625,000, first-time buyers pay 5% on the portion above the nil-rate threshold. Properties above £625,000 do not qualify for first-time buyer relief — standard rates apply. Scotland and Wales have separate property tax systems.

When do you pay stamp duty?

Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor typically handles the SDLT return and payment from the funds they hold at completion. The 14-day deadline is strict — late payments incur interest and penalties. In practice, you rarely need to manage this yourself as your conveyancer handles it as part of the completion process.

What is the stamp duty surcharge for second homes?

Additional residential properties — buy to let investments, second homes, or holiday homes — attract a 3% stamp duty surcharge on top of standard SDLT rates. This applies to all value bands. For example, on a £200,000 buy to let property, standard SDLT would be 0% (below the £250,000 nil-rate threshold), but the 3% surcharge adds £6,000. Always calculate the surcharge as part of your investment analysis.

Is stamp duty different in Scotland and Wales?

Yes — Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different rate bands and thresholds from England's SDLT. Scotland's LBTT nil-rate threshold is £145,000 for standard purchases (£175,000 for first-time buyers). Wales LTT nil-rate threshold is £225,000. Always check the specific rates for your country before purchasing.

Stamp Duty Explained -

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. This is a common source of confusion: a £300,000 property doesn't 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 drops to £300,000 from 1 April 2025. If you're a first-time buyer purchasing between £300K–£425K, completing before 31 March 2025 saves up to £6,250.

⚠️ URGENT — April 2025 Threshold Change

On 1 April 2025, SDLT thresholds revert to pre-2022 levels. For first-time buyers: the nil-rate threshold drops from £425,000 to £300,000. For all buyers: the nil-rate threshold drops from £250,000 to £125,000. If you're buying between £125,001–£250,000 or are a first-time buyer between £300,001–£425,000, completing before 31 March 2025 saves real money. The process takes 8–16 weeks — if this affects you, start immediately.

Free SDLT Calculator — England & Northern Ireland

Use the calculator below to see exactly how much stamp duty you'll pay before and after April 2025.

🏛️ Stamp Duty Calculator

England & Northern Ireland only. Accurate for 2025.

Property Purchase Price (£)

Buyer Type

Completion Date

🏛️ Your SDLT

Enter details and
click Calculate
to see your SDLT

Current SDLT Rates — England & 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	↓ from £250,000
First-Time Buyer	£300,000	↓ from £425,000
FTB upper limit	£500,000	↓ 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. Tax rules can change.

Worked Examples — What You'd Pay

Because SDLT is tiered, the easiest way to understand it is with real examples:

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. Figures based on current and post-April 2025 rates.

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 sell your main home and buy a new one on the same day, no surcharge applies — even if you briefly own two properties. However, 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 and Wales devolved property tax from SDLT and operate their own systems:

Scotland — Land and Buildings Transaction Tax (LBTT): Nil-rate threshold £145,000 for standard purchases, £175,000 for first-time buyers. Different rate bands above these thresholds. Additional Dwellings Supplement (ADS) applies at 6% for additional properties (increased from 4% in April 2024).
Wales — Land Transaction Tax (LTT): Nil-rate threshold £225,000. Different rate bands. Higher Rates surcharge of 4% for additional residential properties.

If you're buying in Scotland or Wales, always use LBTT or LTT calculators provided by Revenue Scotland (revenue.scot) or the Welsh Revenue Authority (gov.wales/land-transaction-tax) respectively.

Frequently Asked Questions

Not directly — SDLT must be paid from your own funds at completion; it cannot technically be added to your mortgage by the lender. However, some buyers increase their mortgage borrowing to free up savings that cover the stamp duty. For example: instead of borrowing £200,000 and paying £5,000 SDLT from savings, you borrow £205,000 and use the extra £5,000 for SDLT — effectively financing it through borrowing. This increases your loan and monthly payments. Your lender must agree to the higher loan amount and the additional borrowing must pass affordability checks. Stamp duty should ideally be budgeted for in cash savings on top of your deposit.

Yes — but with an important option. On a shared ownership purchase, you can choose to either: (1) pay SDLT on just the share you're buying now (the "market value" election deferred option); or (2) elect to pay SDLT on the full market value of the property upfront (which means no SDLT when you staircase to 100% later). For first-time buyers, the election to pay on the full value upfront can be tax-efficient if you plan to staircase — as no further SDLT is due on future share purchases. Your solicitor will advise which option is better for your specific circumstances.

Yes — if you paid the 3% additional dwellings surcharge because you bought a new main residence before selling your previous main home, you can claim a refund of the surcharge if you sell the old property within 36 months of completing the new purchase (three years, as the limit was extended from 3 years after COVID-related delays). The refund must be claimed from HMRC within 12 months of selling the old property or within 12 months of the SDLT filing deadline for the new purchase, whichever is later. Your solicitor can assist with the refund claim.

Yes — since April 2021, non-UK resident purchasers pay a 2% surcharge on top of standard SDLT rates on residential property purchases in England and Northern Ireland. This applies if neither you nor a joint purchaser has been UK resident for the 12 months before the purchase. For non-resident BTL investors: standard SDLT + 3% additional dwellings surcharge + 2% non-resident surcharge = potentially 5% extra on all bands. UK residents who temporarily work abroad but maintain UK connections may qualify for exemption — specialist advice is recommended.

Important: SDLT rates and thresholds can change. Always verify with HMRC at gov.uk/stamp-duty-land-tax before completing a purchase. This article is educational — not tax or legal advice. Figures accurate as of January 2025. Read our Disclaimer.

Stamp Duty Explained:
SDLT Rates, Calculator
& 2025 Changes