UK Stamp Duty Calculator (England and Northern Ireland) Widget

Show buyers the Stamp Duty Land Tax on a residential purchase in England or Northern Ireland at the rates in force since 1 April 2025, with first-time buyer relief, the 5% higher rates for additional homes and the 2% non-UK resident surcharge worked into every band.

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<iframe src="https://a2z.tools/embed/w/sdlt-calculator" title="UK Stamp Duty Calculator (England and Northern Ireland) by A2Z Tools" width="100%" height="900" style="border:0;width:100%" loading="lazy" allow="clipboard-write"></iframe>

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How it works

SDLT is not a single percentage: the price is cut into slices and each slice is taxed at its own rate. Since 1 April 2025 a home mover pays nothing on the first 125,000 pounds, 2% on the slice to 250,000, 5% to 925,000, 10% to 1.5 million and 12% above that, so a 295,000 house costs 4,750. A first-time buyer pays 0% to 300,000 and 5% from 300,001 to 500,000; above a 500,000 price the relief is lost completely and the normal slices apply to the whole amount. Buying an additional dwelling adds 5 percentage points to every slice, the zero one included, and a buyer who spent fewer than 183 days in the UK in the previous year adds another 2 points - both only for purchases of 40,000 or more. The table lists each slice, its combined rate and the tax on it, and the cards show the total, the effective rate and what each surcharge or relief is worth.

Calculation method

  • SDLT = sum over bands of (portion of price inside the band x (band rate + surcharges))
  • Standard bands from 1 April 2025: 0% to 125,000; 2% to 250,000; 5% to 925,000; 10% to 1,500,000; 12% above
  • First-time buyer bands (price 500,000 or less): 0% to 300,000; 5% to 500,000; over 500,000 the standard bands apply
  • Surcharges on every band when price >= 40,000: +5% additional dwelling (from 31 October 2024), +2% non-UK resident (from 1 April 2021)
  • Effective rate = SDLT / price x 100

Worked examples

Home mover

Inputs: Price 295,000; home mover; UK resident

Result: SDLT 4,750 (effective rate 1.61%)

GOV.UK worked example: 0 + 2% x 125,000 = 2,500 + 5% x 45,000 = 2,250.

First-time buyer at the cap

Inputs: Price 500,000; first-time buyer; UK resident

Result: SDLT 10,000; relief saves 5,000

0% to 300,000 then 5% x 200,000; the standard bands would give 2,500 + 12,500 = 15,000.

Additional property

Inputs: Price 300,000; additional property; UK resident

Result: SDLT 20,000 (higher rates part 15,000)

5% x 125,000 = 6,250; 7% x 125,000 = 8,750; 10% x 50,000 = 5,000.

Non-resident over the cap

Inputs: Price 700,000; first-time buyer; not UK resident

Result: SDLT 39,000; first-time buyer relief not available

HMRC example: 2% x 125,000 = 2,500; 4% x 125,000 = 5,000; 7% x 450,000 = 31,500.

An estimate for planning, not tax or legal advice. Reliefs, exemptions and residence or ownership tests can change the tax; a conveyancer or HMRC's own calculator confirms the figure.

Limitations

  • Residential freehold or lease premium only: non-residential and mixed-use land, rent under a new lease, shared ownership and linked transactions are not modelled.
  • Companies and other corporate bodies (17% over 500,000) and purchases of 6 or more dwellings are outside its scope.
  • Eligibility tests (whether you count as a first-time buyer, own another dwelling, or are UK resident) are taken from your choice, not checked.
  • Only the rates in force now are applied; completions under earlier rates or transitional rules are not covered.

Where publishers use it

  • An estate agent's listing page in Leeds or Belfast showing the SDLT a buyer would owe at the asking price
  • A conveyancing firm's fees page next to its quote, so clients see the tax alongside legal costs
  • A first-time buyer guide demonstrating how the relief disappears when the price moves from 500,000 to 500,001
  • A buy-to-let blog comparing the tax on a 250,000 flat with and without the 5% additional-dwelling rates
  • An expat mortgage broker explaining the 2% surcharge to clients living abroad

Questions

How much stamp duty is due on a 295,000 house?

For a home mover it is 4,750: nothing on the first 125,000, 2,500 on the next 125,000 at 2% and 2,250 on the final 45,000 at 5%. This is the worked example GOV.UK gives for a purchase in April 2025.

What do first-time buyers pay?

Nothing up to 300,000 and 5% on the part from 300,001 to 500,000, so a 500,000 first home costs 10,000 instead of 15,000. If the price is even 1 pound over 500,000 the relief cannot be claimed and the normal bands apply to the whole price.

How do the higher rates for a second home work?

Since 31 October 2024 they are 5 percentage points above each normal band: 5%, 7%, 10%, 15% and 17%. A 300,000 additional property costs 20,000 (6,250 + 8,750 + 5,000). They do not apply below a 40,000 price, and replacing your main home within the rules avoids them.

Who pays the 2% non-resident surcharge?

Buyers not present in the UK for at least 183 days in the 12 months before the purchase. The 2% sits on top of all other residential rates, first-time buyer and higher rates included; a non-resident first-time buyer at 700,000 pays 39,000 under HMRC's own example.

Does it cover Scotland or Wales?

No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with different bands; use the LBTT or LTT widget for those nations.

Is Multiple Dwellings Relief included?

No. HMRC withdrew Multiple Dwellings Relief for transactions from 1 June 2024, and purchases of 6 or more dwellings in one transaction follow separate rules that this widget does not model.

Sources

  1. Stamp Duty Land Tax: Residential property rates - GOV.UK (HM Revenue and Customs) . Single-property bands, first-time buyer relief to 500,000, 5% higher rates, 2% non-resident surcharge, 295,000 and 500,000 worked examples. Checked 2026-10-01.
  2. Higher rates of Stamp Duty Land Tax - HM Revenue and Customs . Higher-rates table from 1 April 2025, the 40,000 minimum, the 300,000 example (20,000) and the withdrawal of Multiple Dwellings Relief from 1 June 2024. Checked 2026-10-01.
  3. Rates of Stamp Duty Land Tax for non-UK residents - HM Revenue and Customs . 2% surcharge on top of all residential rates from 1 April 2021; 183-day test; 700,000 example (39,000). Checked 2026-10-01.
  4. Stamp Duty Land Tax rates from 1 December 2003 to 31 March 2025 - HM Revenue and Customs . Confirms the previous rate period ended on 31 March 2025. Checked 2026-10-01.
  5. Stamp Duty Land Tax: corporate bodies - HM Revenue and Customs . 17% rate on residential property over 500,000 bought by certain corporate bodies (not modelled). Checked 2026-10-01.

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A2Z Tools UK Stamp Duty Calculator (England and Northern Ireland)
https://a2z.tools/embed/sdlt-calculator

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