Finance Calculator · UK 2025
SDLT for England · LBTT for Scotland · LTT for Wales — 2025 rates
Stamp Duty Land Tax (SDLT) in England and Northern Ireland is charged on a tiered basis — you only pay each rate on the portion of the price within that band, not the whole purchase price. For 2025/26, the standard thresholds are: 0% up to £250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; 12% above £1.5m. First-time buyers pay no SDLT on properties up to £425,000, and 5% on the portion between £425,001 and £625,000.
Additional property purchases (buy-to-let, second homes) attract a 5% surcharge on top of standard rates on every band from April 2025. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both have different thresholds and rates from England. This calculator applies the correct rules for each country.
To see the full cost of buying including mortgage repayments, use our Mortgage Affordability Calculator. To compare renting vs buying after stamp duty costs, see our Rent vs Buy Calculator.
In England and Northern Ireland for 2025/26, stamp duty (SDLT) is charged at 0% on the first £250,000; 5% on £250,001–£925,000; 10% on £925,001–£1,500,000; and 12% above £1,500,000. These are marginal rates — you only pay each rate on the portion within that band, not the whole purchase price.
First-time buyers in England and Northern Ireland pay no stamp duty on properties up to £425,000, and 5% on the portion between £425,001 and £625,000. For properties above £625,000, first-time buyer relief does not apply and the standard rates kick in. In Scotland (LBTT) and Wales (LTT), first-time buyer thresholds differ — use this calculator to see the exact figures for each country.
For a home mover (not first-time buyer) buying at £400,000 in England: 0% on the first £250,000 = £0; 5% on £150,000 (£250,001–£400,000) = £7,500. Total SDLT = £7,500. A first-time buyer at the same price pays £0 (the full price is below the £425,000 first-time buyer threshold). An additional property buyer pays an extra 5% surcharge on every band: total £27,500.
Buyers purchasing an additional residential property (buy-to-let, second home, holiday home) in England and Northern Ireland pay a 5% surcharge on top of standard rates on every band from April 2025. On a £300,000 additional property, the surcharge alone adds £15,000 to the SDLT bill. The higher rates apply from the day of completion.
Scotland does not use Stamp Duty Land Tax. Instead, buyers pay Land and Buildings Transaction Tax (LBTT), which has different rates and thresholds. For 2025/26, LBTT rates are: 0% up to £145,000; 2% on £145,001–£250,000; 5% on £250,001–£325,000; 10% on £325,001–£750,000; 12% above £750,000. First-time buyers get a relief raising the 0% threshold to £175,000.
A first-time buyer is someone who has never previously owned a residential property anywhere in the world — including properties inherited, received as a gift, or owned abroad. For joint purchases, all buyers must be first-time buyers to qualify for the relief. You cannot claim the relief if you have ever been named on a property title deeds, even if the property was later sold.