When do I pay stamp duty?

SDLT must be paid within 14 days of completion. Your solicitor normally handles this on your behalf as part of conveyancing.

Does stamp duty apply to buy-to-let properties?

Yes. Buy-to-let and additional properties attract a 3% surcharge on top of standard SDLT rates on every band.

Can I reclaim the additional property surcharge?

Yes, if you sell your previous main residence within 3 years of buying your new one, you can reclaim the 3% surcharge from HMRC.

Is stamp duty the same across the UK?

No. SDLT applies in England and Northern Ireland. Scotland uses LBTT and Wales uses LTT, each with different rates and thresholds.

Do I pay stamp duty on a new build?

Yes, the same SDLT rates apply to new builds. Some developers pay stamp duty as an incentive. First-time buyer relief applies to eligible new builds.

Stamp Duty Calculator

Calculate your Stamp Duty Land Tax (SDLT) for England and Northern Ireland. Covers standard buyers, first-time buyer relief, and the additional property surcharge.

Property Price

Buyer Type

Stamp Duty (SDLT)

£5,000

Effective rate: 1.43%

Band	Rate	Taxable Amount	Tax in Band	Cumulative
£0 – £250,000	0%	£250,000	£0	£0
£250,000 – £350,000	5%	£100,000	£5,000	£5,000

SDLT Due

£5,000

Effective Rate

1.43%

Property Price

£350,000

How to Use This Stamp Duty Calculator

Enter the Property Price and select your Buyer Type. The calculator instantly shows your Stamp Duty Land Tax (SDLT) bill, broken down by band, along with your effective rate.

Buyer Types Explained

Standard buyer — Moving home or buying a second home to live in as your only residence.
First-time buyer — Relief applies on purchases up to £625,000. You pay 0% up to £425,000 and 5% on £425,001–£625,000. If the property costs over £625,000, standard rates apply with no relief.
Additional property — Buying a second home, investment property, or buy-to-let. A 3% surcharge applies on top of standard rates on every band.

SDLT applies in England and Northern Ireland only. Scotland uses LBTT and Wales uses LTT — see the related calculators below.

SDLT Rates 2024/25

Standard residential rates:
£0 – £250,000 → 0%
£250,001 – £925,000 → 5%
£925,001 – £1,500,000 → 10%
Over £1,500,000 → 12%

First-time buyer relief (up to £625K):
£0 – £425,000 → 0%
£425,001 – £625,000 → 5%

Additional property: add 3% to every band above

SDLT is calculated on a progressive (slice) basis — each rate applies only to the portion of the price within that band, not the whole purchase price. This is the same principle as income tax bands.

Example: Buying in London

James Buying a £550,000 Flat in Islington

James is a first-time buyer purchasing a £550,000 flat. He qualifies for first-time buyer stamp duty relief.

Property Price	£550,000
£0 – £425,000 @ 0%	£0
£425,001 – £550,000 @ 5%	£6,250
Total SDLT (FTB)	£6,250
Standard buyer SDLT	£17,500
First-time buyer saving	£11,250
Effective rate (FTB)	1.14%

If James's property were £640,000 (over £625,000), no first-time buyer relief would apply and he would pay the full standard rate of £22,500.

Frequently Asked Questions

SDLT must be paid within 14 days of completion of the property purchase. Your solicitor or conveyancer will normally handle the payment on your behalf as part of the conveyancing process. Late payment attracts interest and penalties from HMRC.

Yes. Buy-to-let properties count as additional properties, so a 3% surcharge applies on top of standard SDLT rates. This applies to the entire purchase price from £1. For example, on a £250,000 BTL property you'd pay £7,500 (3%) compared to £0 for a standard buyer.

Yes, in certain circumstances. If you bought a new main residence before selling your previous home, you pay the additional 3% surcharge. However, if you sell your previous main residence within 3 years of the new purchase, you can apply to HMRC for a refund of the surcharge.

No. SDLT applies in England and Northern Ireland. Scotland has its own Land and Buildings Transaction Tax (LBTT) with different bands. Wales has Land Transaction Tax (LTT) with its own rates. All three are progressive slice-based taxes but with different thresholds and rates.

Yes, the same SDLT rates apply to new builds as to second-hand properties. However, some developers offer to pay stamp duty as an incentive — always check the full price of the property as this cost may be factored in. First-time buyer relief also applies to eligible new builds.