Stamp duty (SDLT) calculator
Estimate your Stamp Duty Land Tax on a residential purchase in England & Northern Ireland, including the additional-property surcharge for second homes, buy-to-let and companies. Indicative only.
Your stamp duty
Indicative only — England & NI, residential rates from April 2025. Confirm with a conveyancer.
How SDLT works for investors
Stamp Duty Land Tax is charged progressively: each rate applies only to the slice of the price that falls within its band, not to the whole purchase. The standard residential rates from April 2025 start at 0% up to £125,000 and rise to 12% above £1.5m.
If you already own another property — a second home, a buy-to-let, or you are buying through a limited company — a 5 percentage-point surcharge is added to every band. That materially changes the maths on an investment purchase, so it pays to model it before you offer.
Standard residential bands (from April 2025)
- 0% on the first £125,000
- 2% on £125,001–£250,000
- 5% on £250,001–£925,000
- 10% on £925,001–£1,500,000
- 12% above £1,500,000
- Additional property: +5% on every band
The figures here are indicative only — reliefs, first-time-buyer rules, mixed-use and non-resident surcharges can all change your liability, so confirm the exact figure with a conveyancer before completion.
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