What is stamp duty in the UK?

Stamp Duty Land Tax (SDLT) is a tax paid to HMRC when you buy a property or land in England or Northern Ireland over a certain price. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). The tax is calculated on a tiered basis — you only pay the higher rate on the portion of the price that falls within each band.

How much is stamp duty on a £250,000 property?

On a £250,000 property for a standard (next home) buyer in England, stamp duty is £2,500. This is calculated as: £0 on the first £125,000 (0%), and £2,500 on the next £125,000 (2%). First-time buyers pay £0 as the property falls under the £300,000 threshold.

How much is stamp duty on a £300,000 property?

On a £300,000 property for a standard buyer in England, stamp duty is £5,000. Calculated as: £0 on first £125,000 (0%), £2,500 on next £125,000 (2%), £2,500 on final £50,000 (5%). For a first-time buyer in England from April 2025, this is £0 — the property falls exactly on the £300,000 first-time buyer threshold.

How much is stamp duty on a £400,000 property?

On a £400,000 property for a standard buyer in England, stamp duty is £10,000. Calculated as: £0 on first £125,000 (0%), £2,500 on next £125,000 (£125k–£250k at 2%), £7,500 on next £150,000 (£250k–£400k at 5%). For a first-time buyer, this is £5,000 since the first £300,000 is tax-free and 5% applies to the remaining £100,000.

How much is stamp duty on a £500,000 property?

On a £500,000 property for a standard buyer in England, stamp duty is £15,000. Calculated as: £0 on first £125,000 (0%), £2,500 on £125k–£250k (2%), £12,500 on £250k–£500k (5%). For a first-time buyer purchasing above £500,000, standard rates apply in full — giving £15,000 SDLT.

Do first-time buyers pay stamp duty?

First-time buyers in England benefit from stamp duty relief. From April 2025, the first-time buyer threshold was reduced from £425,000 back to £300,000. First-time buyers pay 0% on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs over £500,000, the full standard rates apply. In Scotland, first-time buyers get relief up to £175,000 under LBTT. Wales does not offer a specific first-time buyer LTT discount.

What was the stamp duty holiday?

The stamp duty holiday ran from July 2020 to September 2021. During this period, the nil-rate band was temporarily raised to £500,000 for all buyers, then stepped down to £250,000 from July to September 2021. Buyers saved up to £15,000 in SDLT. The holiday ended on 30 September 2021 and standard rates resumed. A further temporary increase to the nil-rate threshold (to £250,000) ran from September 2022 until March 2025, after which it reverted back to £125,000.

Can I add stamp duty to my mortgage?

You cannot technically add stamp duty to your mortgage in the same way you add the purchase price. Stamp duty must be paid separately to HMRC within 14 days of completing your property purchase. However, some lenders may advance slightly more than the property value in certain circumstances — but this is rare and depends on having sufficient equity. Most buyers fund stamp duty from savings or their own funds. Stamp duty is not included in the mortgage loan-to-value (LTV) calculation.

When do you pay stamp duty?

Stamp duty must be paid within 14 days of completing your property purchase in England and Northern Ireland. Your solicitor or conveyancer typically handles the SDLT return and payment to HMRC on your behalf, funded from money you provide at completion. In Scotland (LBTT) and Wales (LTT) the same 14-day rule applies. Missing the 14-day deadline incurs automatic penalties and interest charges from HMRC.

Is stamp duty different in Scotland and Wales?

Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different rate bands and thresholds from the English SDLT. Scotland's nil-rate threshold is £145,000 (£175,000 for first-time buyers) with an Additional Dwelling Supplement of 8%. Wales has a nil-rate threshold of £225,000 with no first-time buyer relief, and an additional dwelling surcharge of 4%. The calculator above automatically applies the correct rates for each country.

What is the additional property stamp duty surcharge?

If you are buying an additional residential property — such as a buy-to-let, holiday home or second home — you pay an extra 3% surcharge on top of standard SDLT rates in England (applied to every band including those at 0%). In Scotland, the Additional Dwelling Supplement (ADS) is 8%. In Wales, the higher residential rates add approximately 4% extra. The surcharge applies even if the additional property costs less than the nil-rate threshold.

What is the non-UK resident stamp duty surcharge?

From April 2021, non-UK residents purchasing residential property in England or Northern Ireland pay an additional 2% SDLT surcharge on top of standard rates (and any additional property surcharge if applicable). A non-UK resident buying an additional property could therefore pay standard rates plus 3% (additional) plus 2% (non-resident) = 5% extra on each band. You are treated as a non-UK resident for SDLT purposes if you have not been present in the UK for at least 183 days in the 12 months before purchase.

Stamp Duty Calculator UK 2025/26

£125k

Standard Nil-Rate (England)

£300k

First-Time Buyer Relief

+3%

Additional Property Surcharge

14 Days

To Pay After Completion

🏠 SDLT / Stamp Duty Calculator

Property Price (£)

Buyer Type

Country

Total Stamp Duty (SDLT)

£0

Effective rate: 0.00%

0.00%

Effective Tax Rate

Marginal Rate

£300,000

Property Price

£300,000

Total Cost (inc. SDLT)

Band-by-Band Breakdown

Band	Rate	Taxable Amount	Tax

What is Stamp Duty Land Tax (SDLT)?

Stamp Duty Land Tax — universally known as stamp duty — is a tax levied by HM Revenue & Customs (HMRC) on the purchase of residential and commercial property and land in England and Northern Ireland. It is paid by the buyer (not the seller) and must be submitted to HMRC within 14 days of completing your purchase. Your solicitor or conveyancer will normally handle the SDLT return and payment on your behalf.

Scotland replaced SDLT with Land and Buildings Transaction Tax (LBTT) in April 2015, administered by Revenue Scotland. Wales introduced Land Transaction Tax (LTT) in April 2018, administered by the Welsh Revenue Authority. Although these are legally separate taxes, they operate on the same tiered-band principle as SDLT.

How stamp duty is calculated — a tiered system: Unlike income tax, stamp duty does NOT apply a single flat rate to the whole purchase price. Instead, each tax rate applies only to the portion of the price that falls within that band — exactly like income tax. You always pay the rate only on the slice of value within each threshold.

For example, on a £300,000 standard purchase in England: you pay 0% on the first £125,000, 2% on the next £125,000 (£125k–£250k), and 5% on the final £50,000 (£250k–£300k). This gives a total of £0 + £2,500 + £2,500 = £5,000 — not 5% on the whole £300,000 (which would incorrectly give £15,000).

April 2025 Stamp Duty Changes — What Changed?

From 1 April 2025, several important SDLT thresholds reverted to their pre-pandemic levels. These changes affected all buyers in England and Northern Ireland:

Standard nil-rate threshold: Reduced from £250,000 back to £125,000. Buyers now pay 2% on the slice between £125,001 and £250,000, which was previously tax-free.
First-time buyer nil-rate threshold: Reduced from £425,000 back to £300,000. First-time buyers previously paid no SDLT on properties up to £425,000; now relief only applies up to £300,000.
First-time buyer maximum property value: Reduced from £625,000 to £500,000. Properties above £500,000 no longer qualify for first-time buyer relief at all.

Important: The April 2025 changes mean a first-time buyer purchasing a £400,000 property now pays £5,000 in stamp duty (0% up to £300k, 5% on £100k). Under the previous regime, they would have paid nothing. A standard buyer on a £200,000 purchase now pays £1,500, compared to £0 before April 2025.

The previous nil-rate threshold of £250,000 for standard buyers had been in place since September 2022 as part of a "mini budget" stimulus measure and was always due to revert on 1 April 2025. Scotland and Wales's rates and thresholds were not directly affected by these English changes.

Stamp Duty Rates 2025/26 — All Countries

Select a country to view the current stamp duty rates and bands. All rates shown are effective from April 2025.

England & Northern Ireland — Stamp Duty Land Tax (SDLT) 2025/26

Standard / Next Home Rates

Property Price Band	SDLT Rate	Tax on Band	Cumulative Max Tax
Up to £125,000	0%	£0	£0
£125,001 – £250,000	2%	up to £2,500	£2,500
£250,001 – £925,000	5%	up to £33,750	£36,250
£925,001 – £1,500,000	10%	up to £57,500	£93,750
Over £1,500,000	12%	No upper limit	No upper limit

First-Time Buyer Relief (from April 2025)

Property Price Band	SDLT Rate	Notes
Up to £300,000	0%	Full relief
£300,001 – £500,000	5%	Partial relief
Over £500,000	Standard rates	No FTB relief

All parties named on the purchase must be first-time buyers. The property must be your only or main residence.

Additional Property Surcharge (+3%)

Property Price Band	Standard Rate	Additional Property Rate
Up to £125,000	0%	3%
£125,001 – £250,000	2%	5%
£250,001 – £925,000	5%	8%
£925,001 – £1,500,000	10%	13%
Over £1,500,000	12%	15%

Non-UK residents add a further 2% surcharge on top of all rates above. A non-UK resident buying an additional property pays standard + 3% (additional) + 2% (non-resident) on each band.

Worked Example: £350,000 Additional Property (England)

0% band (£0–£125k): £125,000 at 3% = £3,750
2%+3% band (£125k–£250k): £125,000 at 5% = £6,250
5%+3% band (£250k–£350k): £100,000 at 8% = £8,000
Total SDLT: £18,000 (vs £5,000 for a standard buyer)

Scotland — Land and Buildings Transaction Tax (LBTT) 2025/26

LBTT replaced SDLT in Scotland from 1 April 2015 and is administered by Revenue Scotland. The rates and thresholds differ significantly from England.

Standard Residential Rates

Property Price Band	LBTT Rate	Tax on Band	Cumulative Max Tax
Up to £145,000	0%	£0	£0
£145,001 – £250,000	2%	up to £2,100	£2,100
£250,001 – £325,000	5%	up to £3,750	£5,850
£325,001 – £750,000	10%	up to £42,500	£48,350
Over £750,000	12%	No upper limit	No upper limit

First-Time Buyer Relief (Scotland)

Property Price Band	LBTT Rate	Notes
Up to £175,000	0%	FTB threshold £175k
£175,001 – £250,000	2%	Standard rate applies
£250,001 – £325,000	5%	Standard rate applies
£325,001 – £750,000	10%	Standard rate applies
Over £750,000	12%	Standard rate applies

Additional Dwelling Supplement (ADS) — 8%

If you are buying an additional residential property in Scotland (second home, buy-to-let, holiday property), an Additional Dwelling Supplement (ADS) of 8% applies on the full purchase price, in addition to standard LBTT.

Property Price Band	Standard LBTT	ADS Rate	Total Effective Rate
Up to £145,000	0%	6%	6%
£145,001 – £250,000	2%	6%	8%
£250,001 – £325,000	5%	6%	11%
£325,001 – £750,000	10%	6%	16%
Over £750,000	12%	6%	18%

Worked Example: £300,000 Standard Purchase (Scotland)

0% band (£0–£145k): £145,000 at 0% = £0
2% band (£145k–£250k): £105,000 at 2% = £2,100
5% band (£250k–£300k): £50,000 at 5% = £2,500
Total LBTT: £4,600

Wales — Land Transaction Tax (LTT) 2025/26

LTT replaced SDLT in Wales from 1 April 2018 and is administered by the Welsh Revenue Authority (WRA). Wales has higher nil-rate thresholds than England but different upper-band rates.

Standard Residential Rates

Property Price Band	LTT Rate	Tax on Band	Cumulative Max Tax
Up to £225,000	0%	£0	£0
£225,001 – £400,000	6%	up to £10,500	£10,500
£400,001 – £750,000	7.5%	up to £26,250	£36,750
£750,001 – £1,500,000	10%	up to £75,000	£111,750
Over £1,500,000	12%	No upper limit	No upper limit

Wales does not have a separate first-time buyer LTT discount. All buyers pay the same residential rates.

Higher Residential Rates (Additional Properties)

Buyers of additional residential properties in Wales pay higher LTT rates. The higher rates are not structured as a "surcharge on standard rates" — they are a completely separate rate table:

Property Price Band	Standard LTT	Higher Residential Rate
Up to £180,000	0%	4%
£180,001 – £250,000	3.5%	7.5%
£250,001 – £400,000	5%	9%
£400,001 – £750,000	7.5%	11.5%
£750,001 – £1,500,000	10%	14%
Over £1,500,000	12%	16%

Worked Example: £350,000 Standard Purchase (Wales)

0% band (£0–£225k): £225,000 at 0% = £0
6% band (£225k–£350k): £125,000 at 6% = £7,500
Total LTT: £7,500

How to Reduce Your Stamp Duty Bill — 7 Legal Strategies

While stamp duty is unavoidable in most cases, there are several entirely legal methods to reduce or eliminate your SDLT liability. Always seek professional advice before acting on any of these strategies.

1. Use Your First-Time Buyer Status

If you have never previously owned a property — in the UK or abroad — and you are purchasing a home costing £500,000 or less, you qualify for first-time buyer SDLT relief in England. On a £300,000 property, this saves you £5,000 compared to the standard rate. On a £450,000 purchase, you save £7,500. Make sure all buyers named on the mortgage and title deed are first-time buyers — if one party has previously owned a property, the relief is lost entirely.

2. Negotiate the Purchase Price Below a Threshold

Stamp duty jumps significantly at certain thresholds. For standard buyers in England, crossing from £249,999 to £250,001 costs you an extra £0 in additional SDLT (the 2% band ends at £250,000). However, moving from £250,000 to £250,001 means the 5% rate kicks in on the excess. If you are purchasing near a band boundary — particularly around £125,000, £250,000, £925,000 or £1.5m — even a small price negotiation can save thousands.

3. Allocate Value to Fixtures and Fittings

Stamp duty applies to the price of the property (land and building), not to movable chattels. Items such as carpets, curtains, freestanding appliances, garden furniture and sheds may be excluded from the SDLT calculation if separately agreed in the contract. However, HMRC applies strict rules and will challenge excessive allocations — white goods might reasonably be worth £1,500–£3,000, but inflating this to £30,000 will attract HMRC scrutiny and penalties. Always use realistic market values and document them properly.

4. Claim Multiple Dwellings Relief (MDR)

If you are buying a property that contains multiple separate dwellings (such as a house with a self-contained annex, or a portfolio of properties in a single transaction), you may be able to claim Multiple Dwellings Relief. MDR allows you to divide the total price by the number of dwellings, calculate SDLT on the average price per dwelling, then multiply by the number of dwellings — potentially saving significant amounts at lower band rates. MDR is a complex area and professional advice is strongly recommended.

5. Consider a Transfer of Equity

If you already own property jointly and are removing one party's name from the title (transfer of equity), SDLT may be payable only on any mortgage debt assumed by the remaining owner, rather than on the market value of the property. This can be significantly cheaper than a full purchase. This commonly applies during divorce settlements and family restructuring.

6. Reclaim SDLT on Additional Property Surcharge

If you buy a new main residence before selling your old one, you must pay the 3% additional property surcharge (as you temporarily own two properties). However, if you sell your previous main residence within 3 years, you can claim a refund of the 3% surcharge from HMRC. This is a frequently missed refund — HMRC will not proactively tell you about it. Apply within 3 years of completing the purchase or 12 months of selling the old property.

7. Build Rather Than Buy

If you are building your own home on a plot of land, SDLT applies only to the land purchase, not the construction costs. You could purchase a plot for £150,000 and build a £300,000 home, paying SDLT only on the land value. However, you will need planning permission, a self-build mortgage, and much greater tolerance for risk and complexity.

Professional Advice: Tax planning around stamp duty should always be carried out with a qualified solicitor or tax adviser. HMRC has strong anti-avoidance rules (including the Disclosure of Tax Avoidance Schemes regime) and will investigate aggressive SDLT schemes. The strategies listed above are well-established, HMRC-recognised approaches — not avoidance schemes.

What Happens to Stamp Duty at Completion?

Understanding the stamp duty payment process helps you plan your finances and avoid the stress of last-minute surprises at completion.

The Timeline

Pre-exchange: Your solicitor will calculate the expected SDLT liability and include it in the completion statement. You should budget for this before exchanging contracts.
Exchange of contracts: At exchange, the sale becomes legally binding. You agree a completion date — typically 1–4 weeks later. SDLT becomes due on this date.
Completion day: You transfer your full completion funds (deposit + mortgage advance + SDLT + legal fees) to your solicitor. The keys are handed over. Legal ownership transfers.
Within 14 days of completion: Your solicitor files the SDLT return (SDLT1 form) with HMRC and pays the tax. The Land Registry will not register the transfer of ownership until SDLT is paid — so this step is critical.
Land Registry registration: Once SDLT is confirmed as paid, your solicitor registers you as the new owner at the Land Registry, completing the legal process.

Who Pays Stamp Duty?

The buyer always pays stamp duty — the seller has no SDLT liability on the sale. If you are purchasing with a mortgage, the lender advances funds to your solicitor, who then distributes them: purchase price to the seller's solicitor, and SDLT to HMRC. You must have the SDLT funds available before completion — you cannot pay it after the fact or in instalments.

What If You Miss the 14-Day Deadline?

Missing the 14-day filing and payment deadline incurs automatic penalties from HMRC:

Up to 3 months late: £100 penalty
3–12 months late: £200 penalty
Over 12 months late: Up to 100% of the tax due
Interest: HMRC charges daily interest on unpaid SDLT from the 14-day deadline

In practice, your solicitor handles all of this and it is extremely rare for buyers to incur these penalties. However, if you are buying without professional legal representation (not recommended), be aware of these deadlines.

Important for New Builds: For off-plan purchases, SDLT is payable within 14 days of the legal completion date — not the date you moved in. If your new build completes in stages with an initial contract followed by a building contract, SDLT rules can be complex. Always seek specialist advice for new build SDLT.

Common Stamp Duty Worked Examples (England 2025/26)

Use these quick-reference calculations to instantly check how much stamp duty you should expect to pay. All examples use England SDLT rates from April 2025.

Property Price	Standard Buyer	First-Time Buyer	Additional Property
£100,000	£0	£0	£3,000
£150,000	£500	£0	£4,500
£200,000	£1,500	£0	£6,000
£250,000	£2,500	£0	£10,000
£300,000	£5,000	£0	£14,000
£350,000	£7,500	£2,500	£18,000
£400,000	£10,000	£5,000	£22,000
£450,000	£12,500	£7,500	£26,000
£500,000	£15,000	£15,000	£30,000
£600,000	£20,000	£20,000	£38,000
£750,000	£27,500	£27,500	£50,000
£1,000,000	£43,750	£43,750	£73,750
£1,500,000	£93,750	£93,750	£138,750
£2,000,000	£153,750	£153,750	£213,750

Note: For first-time buyers, properties over £500,000 pay standard rates in full. Additional property rate adds 3% on all bands including 0% band. Use our calculator above for precise figures.

Stamp Duty FAQs — Your Questions Answered

What is stamp duty in the UK? +

Stamp Duty Land Tax (SDLT) is a government tax paid to HMRC when you buy a residential or commercial property or land in England or Northern Ireland above a certain price threshold. It replaced the old stamp duty on share certificates and documents in 2003. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — functionally similar but with different rates and thresholds. The tax is calculated on a tiered, progressive basis — only the portion of the price within each band is taxed at that band's rate, not the entire purchase price.
How much stamp duty on £250,000? +

On a £250,000 standard purchase in England (2025/26 rates), stamp duty is £2,500. Calculated as: 0% on first £125,000 = £0, and 2% on the next £125,000 (£125k–£250k) = £2,500. For a first-time buyer, this is £0 — the entire £250,000 falls within the £300,000 first-time buyer nil-rate threshold. For an additional property buyer, the total SDLT is £10,000 (3% surcharge on full amount adds £7,500 to the standard £2,500). In Scotland (LBTT), a £250,000 purchase costs £2,100. In Wales (LTT), it costs £1,500 (6% on £25,000 over the £225,000 threshold).
How much stamp duty on £300,000? +

On a £300,000 standard purchase in England (2025/26 rates), stamp duty is £5,000. Breakdown: 0% on £125,000 = £0 + 2% on £125,000 = £2,500 + 5% on £50,000 (£250k–£300k) = £2,500. Total: £5,000. For a first-time buyer in England from April 2025, the answer is £0 — the property price is exactly at the £300,000 first-time buyer nil-rate threshold, so no SDLT is payable. Note: if the property were £300,001, a first-time buyer would pay 5% on £1 = £0.05, effectively still £0 for practical purposes. For an additional property buyer, the total is £14,000.
How much stamp duty on £400,000? +

On a £400,000 standard purchase in England (2025/26 rates), stamp duty is £10,000. Breakdown: 0% on £125,000 = £0 + 2% on £125,000 = £2,500 + 5% on £150,000 (£250k–£400k) = £7,500. Total: £10,000. For a first-time buyer, the SDLT is £5,000: 0% on first £300,000, then 5% on £100,000 (£300k–£400k) = £5,000. This represents a saving of £5,000 compared to a standard buyer. For an additional property buyer: £22,000.
How much stamp duty on £500,000? +

On a £500,000 purchase in England (2025/26), stamp duty for a standard buyer is £15,000. Breakdown: 0% on £125,000 = £0 + 2% on £125,000 = £2,500 + 5% on £250,000 (£250k–£500k) = £12,500. Total: £15,000. For a first-time buyer at exactly £500,000, the SDLT is also £15,000 — because the first-time buyer relief is exhausted at £500,000. The relief gives 0% on the first £300,000 and 5% on £200,000 (£300k–£500k) = £10,000. Wait — that's actually £10,000, not £15,000 for FTB at £500k. A first-time buyer at £500,000 pays £10,000. If the price were £500,001 or more, standard rates apply in full. For additional property: £30,000.
Do first-time buyers pay stamp duty? +

First-time buyers in England benefit from stamp duty relief. From April 2025, first-time buyers pay 0% on the first £300,000 of the purchase price and 5% on the portion from £300,001 to £500,000. If the property costs over £500,000, no first-time buyer relief applies and standard rates are charged on the full amount. To qualify: every buyer named on the title deed and mortgage must be a genuine first-time buyer (never owned property in the UK or abroad). The property must be used as your only or main home. In Scotland, first-time buyers have an increased nil-rate threshold of £175,000 under LBTT. Wales offers no dedicated first-time buyer LTT discount.
What was the stamp duty holiday? +

The stamp duty holiday ran from 8 July 2020 to 30 September 2021 in England. The Government temporarily raised the SDLT nil-rate threshold from £125,000 to £500,000 for all buyers, saving up to £15,000. From 1 July to 30 September 2021, the threshold was stepped down to £250,000. The holiday was introduced to stimulate the property market during the COVID-19 pandemic. It contributed to a significant house price surge of approximately 10% in 2021. A second, less widely discussed stimulus occurred from 23 September 2022, when the nil-rate threshold was raised from £125,000 to £250,000 again. This remained in place until 31 March 2025, when it reverted to £125,000. No further stamp duty holiday is currently planned.
Can I add stamp duty to my mortgage? +

Technically, no. Stamp duty must be paid to HMRC in full within 14 days of completion and cannot simply be "added to" a mortgage as part of the borrowing. However, some buyers use a larger mortgage to free up savings that can then be used to pay stamp duty. For example, if a lender will advance 90% of the £300,000 purchase price (£270,000), and you have £50,000 in savings, you might contribute only £30,000 as a deposit and use the remaining £20,000 to cover stamp duty, legal fees and moving costs. Alternatively, some lenders may agree to lend slightly more if your property's value supports it — but they lend on the property value, not the stamp duty. Always check with a mortgage broker. Never assume stamp duty is included in your mortgage offer.
When do you pay stamp duty? +

Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor or licensed conveyancer handles the SDLT return and payment to HMRC as part of the completion process. You fund this by transferring the total completion monies — including SDLT — to your solicitor's client account before completion day. The Land Registry will not register your ownership until HMRC confirms the SDLT is paid, making your solicitor's prompt action critical. If you are buying without a mortgage, you still have the 14-day deadline. Missing it incurs automatic fixed penalties (£100 for up to 3 months late, £200 up to 12 months) plus daily interest on the tax due.
Is stamp duty different in Scotland and Wales? +

Yes — Scotland and Wales have their own devolved property transaction taxes. Scotland uses Land and Buildings Transaction Tax (LBTT) (from April 2015) with a nil-rate threshold of £145,000, rising to £175,000 for first-time buyers. The Additional Dwelling Supplement (ADS) for second properties is 8%. Wales uses Land Transaction Tax (LTT) (from April 2018) with a nil-rate threshold of £225,000 — higher than England. Wales has no first-time buyer discount. The additional dwelling rates in Wales are set separately and are not simply a percentage surcharge on the standard rates. Our calculator automatically applies the correct rates when you select Scotland or Wales.
What is the additional property stamp duty surcharge? +

In England, buyers of additional residential properties — including buy-to-let properties, second homes and holiday cottages — pay a 3% surcharge on top of standard SDLT rates on every band, including the normally zero-rated band. So the first £125,000 (usually 0%) is taxed at 3%, the next £125,000 at 5% (2%+3%), and so on. A property is "additional" if you own another residential property anywhere in the world (including jointly). The surcharge applies on day one, even if you intend to sell your main home. If you sell your old home within 3 years, you can reclaim the surcharge from HMRC. Scotland's equivalent is the 8% Additional Dwelling Supplement. Wales has higher residential rates (a separate rate table rather than a flat surcharge).
How does stamp duty work on shared ownership? +

For shared ownership properties, you have two SDLT options. Option 1 (market value election): Pay SDLT upfront on the full market value of the property. This is usually beneficial if you plan to staircase to 100% ownership. Option 2 (lease premium only): Pay SDLT only on the lease premium (your initial share purchase) at the time of purchase. You then pay further SDLT each time you staircase (buy a larger share) until you reach 80% or more ownership. First-time buyer relief applies to shared ownership properties if the full market value does not exceed £500,000. Most shared ownership buyers make the market value election to simplify future staircasing. Use our Shared Ownership Calculator for more detailed figures.

Related Property & Mortgage Calculators

Use these tools alongside your stamp duty calculation to plan your full home-buying budget.

Disclaimer & Accuracy

This stamp duty calculator is provided for general information and illustrative purposes only. Rates are based on SDLT, LBTT and LTT rules as of April 2025 and may not reflect the very latest legislative changes. The figures produced are estimates — your actual stamp duty liability should be confirmed with a qualified solicitor or tax adviser. UK Calculator Ltd accepts no responsibility for errors or omissions. This tool does not constitute financial, legal or tax advice. Always consult a professional before making property purchase decisions.