Calculate how much SDLT you'll pay on your property purchase. Updated with the April 2025 threshold changes.
The temporary stamp duty relief that had been in place since September 2022 expired on 31 March 2025. The nil-rate threshold for standard buyers reverted from £250,000 back to £125,000. For first-time buyers, the nil-rate threshold dropped from £425,000 to £300,000, and the maximum eligible purchase price fell from £625,000 to £500,000. This means most buyers now pay more stamp duty than they would have before April 2025.
SDLT in England and Northern Ireland is charged in bands. You pay 0% on the first £125,000, 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1,500,000, and 12% on anything above £1,500,000. These rates apply to your main residence — additional properties attract a 5% surcharge on top.
If you're a first-time buyer purchasing a property for £500,000 or less, you benefit from reduced rates. You pay nothing on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, the relief is withdrawn entirely and you pay standard rates instead. Every buyer on the transaction must be a genuine first-time buyer — if even one has previously owned property, the relief doesn't apply.
If you're buying a second home, buy-to-let investment, or any additional residential property, you pay a 5% surcharge on top of the standard rates. This applies to the entire purchase price, not just individual bands. The surcharge increased from 3% to 5% in October 2024 following the Autumn Budget. Non-UK residents pay a further 2% on top of all applicable rates.
Stamp duty must be filed and paid within 14 days of completion — the day you legally take ownership of the property. Your solicitor or conveyancer will typically handle the SDLT return and payment on your behalf. Missing the 14-day deadline results in automatic penalties and interest from HMRC.