UK Stamp Duty Land Tax Calculator
Stamp Duty Land Tax (SDLT) is a tax paid by the buyer when purchasing property or land in England and Northern Ireland over a certain value. It's charged on a progressive scale, similar to income tax, meaning higher portions of the price are taxed at higher rates.
Rates effective from April 1, 2025Official source: gov.ukPage updated July 2, 2026
Enter a property value to see your estimated tax.
Current UK Stamp Duty Land Tax rates
UK SDLT — Standard residential rates (England) — applies to: home mover, residential. Each rate applies only to the portion of the price that falls within its band, not to the whole price.
| Property value band | Rate |
|---|---|
| Up to £125,000 | 0.00% |
| £125,001 – £250,000 | 2.00% |
| £250,001 – £925,000 | 5.00% |
| £925,001 – £1,500,000 | 10.00% |
| Above £1,500,000 | 12.00% |
Rates effective from April 1, 2025Official source: gov.uk
UK Stamp Duty Land Tax: worked examples
What you would pay at common purchase prices (home mover, residential), calculated with the same engine as the calculator above.
| Purchase price | Total tax | Effective rate |
|---|---|---|
| £250,000 | £2,500 | 1.00% |
| £400,000 | £10,000 | 2.50% |
| £600,000 | £20,000 | 3.33% |
| £1,000,000 | £43,750 | 4.38% |
Step by step: UK Stamp Duty Land Tax on a £400,000 property
- 0.00% on £125,000 (up to £125,000)£0
- 2.00% on £125,000 (£125,001 – £250,000)£2,500
- 5.00% on £150,000 (£250,001 – £925,000)£7,500
- Total£10,000
How it works
SDLT is calculated in bands. You pay 0% on the portion of the price within the first band, then the next percentage on the portion within the next band, and so on, up to your full purchase price. The bands and rates depend on whether you're a first-time buyer, moving home, or buying an additional property.
Calculation methodology
This calculator applies HMRC's published SDLT bands for residential property to your purchase price, summing the tax owed in each band. If you select an additional property, the 5% higher-rates surcharge is added on top of the standard bands across the entire price.
Exemptions & reliefs
First-time buyers pay no SDLT on the first £300,000 of a property priced up to £500,000. Properties under £125,000 are generally exempt from standard-rate SDLT entirely.
Recent rule changes
From 1 April 2025, the nil-rate threshold reverted to £125,000 for standard purchases (from a temporarily higher £250,000) and the first-time buyer nil-rate threshold reverted to £300,000.
Glossary
SDLT: Stamp Duty Land Tax. Nil-rate band: the portion of the price taxed at 0%. Higher-rates surcharge: an additional 5% charged on second homes and buy-to-let purchases.