Stamp Duty Land Tax (SDLT) Calculator
Calculate Stamp Duty Land Tax (SDLT), Scottish LBTT, and Welsh LTT for first-time buyers, home movers, and buy-to-let second homes.
Property Purchase Details
Progressive Tax Band Breakdown
| Tax Band | Rate | Taxable Portion | Tax Due |
|---|
🎉 First-Time Buyer Relief Applied
You save £8,750.00 compared to standard home mover rates thanks to first-time buyer relief on properties up to £625,000.
Total Tax Liability & Completion Funds Required
About this tool
How to use it
- Select your UK tax jurisdiction (England & Northern Ireland SDLT, Scotland LBTT, or Wales LTT).
- Enter the agreed purchase price of the property.
- Select your buyer category: First-Time Buyer, Home Mover (replacing main home), or Additional Property / Buy-to-Let.
- Check the non-UK resident box if applicable (+2% surcharge in England/NI).
- Review your total tax liability, progressive band breakdown, and first-time buyer savings.
Why it matters
Stamp Duty Land Tax is a tiered, progressive tax where you only pay the specified percentage on the portion of the purchase price falling within each band. Accurately calculating this tax prevents last-minute completion day shortfalls when transferring funds to your conveyancing solicitor.
When to use it
Use this calculator when calculating your house-buying budget, making a formal offer on a property, or planning second-home/buy-to-let property investments.
Good to know
SDLT rates are current for the 2024/2025 and 2025/2026 tax years, including the October 2024 Autumn Budget increase in the Higher Rates for Additional Dwellings (HRAD) from 3% to 5%. Stamp duty must be filed and paid to HMRC within 14 days of completion.
Common questions
How does first-time buyer stamp duty relief work in England?
In England and Northern Ireland, first-time buyers pay 0% SDLT on the first £425,000 and 5% on the portion between £425,001 and £625,000. If the purchase price exceeds £625,000, you cannot claim any relief and must pay standard home mover rates on the entire price.
What is the additional property surcharge?
If you buy an additional residential property (second home, holiday let, or buy-to-let investment) worth over £40,000 while already owning a home, you must pay a surcharge above the standard residential rates. In England & NI, this surcharge is 5% (increased from 3% on 31 October 2024).
When is Stamp Duty paid?
Your conveyancing solicitor or legal representative normally handles the Stamp Duty return and submits payment to HMRC directly on completion day, drawing from your completion statement funds. Legally, the return must be filed within 14 days of completion.
Can I add Stamp Duty to my mortgage?
Technically no, because mortgage lenders advance funds against the property value, not transaction taxes. However, if your mortgage loan-to-value (LTV) allows, you can borrow a higher sum against the property and use your retained cash savings to settle the SDLT invoice.
What is the difference between SDLT, LBTT, and LTT?
Stamp Duty Land Tax (SDLT) applies in England and Northern Ireland. Scotland operates Land and Buildings Transaction Tax (LBTT) managed by Revenue Scotland. Wales operates Land Transaction Tax (LTT) managed by the Welsh Revenue Authority. Each has different tax thresholds and rates.