🏠 Stamp Duty Calculator 2025
Calculate SDLT for England, LBTT for Scotland and LTT for Wales — 2025 Rates
Enter a property price to calculate
Select your region and buyer type, enter the property price and click Calculate.
| Band | Rate | Taxable Amount | Duty |
|---|
Stamp Duty Land Tax (SDLT) is paid to HMRC on residential and commercial property purchases in England and Northern Ireland. Rates shown are effective from 1 April 2025.
Standard Residential
| Property Price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
First Time Buyer Relief
| Property Price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
| Above £500,000 | Standard rates |
Additional Property / Buy-to-Let
Non-UK Resident Surcharge
Land and Buildings Transaction Tax (LBTT) is administered by Revenue Scotland. These rates apply to property purchases in Scotland.
| Property Price | Standard Rate | FTB Rate |
|---|---|---|
| Up to £145,000 | 0% | 0% |
| £145,001 – £175,000 | 2% | 0% (FTB) |
| £175,001 – £250,000 | 2% | 2% |
| £250,001 – £325,000 | 5% | 5% |
| £325,001 – £750,000 | 10% | 10% |
| Above £750,000 | 12% | 12% |
Land Transaction Tax (LTT) is administered by the Welsh Revenue Authority (WRA). These rates apply to property purchases in Wales.
| Property Price | Standard Rate | Higher Rate |
|---|---|---|
| Up to £225,000 | 0% | 4% |
| £225,001 – £400,000 | 6% | 10% |
| £400,001 – £750,000 | 7.5% | 11.5% |
| £750,001 – £1,500,000 | 10% | 14% |
| Above £1,500,000 | 12% | 16% |
Stamp duty must be paid within 14 days of completing your property purchase in England and Northern Ireland. In Scotland, LBTT must be filed and paid within 30 days of the effective date. In Wales, LTT must be paid within 30 days of completion.
In England, first time buyers pay 0% on the first £300,000 and 5% on £300,001–£500,000. If the property costs more than £500,000, standard rates apply with no relief. All buyers must be first time buyers — if buying jointly, all parties must be first time buyers.
If you already own a residential property anywhere in the world and are buying another, the higher rates apply. This includes buy-to-let properties, holiday homes and inherited properties. You may be able to claim a refund if you sell your previous main residence within 3 years.
The 2% non-UK resident surcharge applies to buyers who have not been present in the UK for at least 183 days in the 12 months before the purchase. It applies to residential property purchases in England and Northern Ireland only.
Yes — if you paid the higher rates for an additional property but then sold your previous main residence within 3 years, you can apply for a refund of the 3% surcharge. You must claim within 12 months of selling your previous home or within 12 months of the filing date of the SDLT return, whichever comes later.
Yes. Scotland has its own Land and Buildings Transaction Tax (LBTT) administered by Revenue Scotland, with different bands and rates. Wales has Land Transaction Tax (LTT) administered by the Welsh Revenue Authority. Our calculator covers all three systems with the correct 2025 rates for each.
Disclaimer
This calculator provides estimates based on current published rates. Always consult a qualified solicitor or tax adviser before completing a property purchase. Rates are verified against HMRC, Revenue Scotland and Welsh Revenue Authority guidance.
Last verified: 01 March 2026