Stamp duty
calculator
Estate agents quote you the asking price. We tell you the four-figure cheque you need on top — including the second-home surcharge nobody puts on the listing.
Post-April 2025 thresholds
0% threshold dropped from £250k back to £125k. Updated for the 2025/26 tax year.
Surcharge included
5% additional-dwelling surcharge for second homes and buy-to-lets.
FTB relief logic
0% to £300k, 5% to £500k — and we flag when relief gets lost above £500k.
Stamp duty calculator
Calculate Stamp Duty Land Tax (SDLT) for England & Northern Ireland — current 2025/26 thresholds.
Additional dwellings carry a 5% surcharge on the full price (since October 2024).
Worked examples
Common questions
What are the current SDLT thresholds?
From April 2025: 0% up to £125,000, 2% £125,001–£250,000, 5% £250,001–£925,000, 10% £925,001–£1.5m, 12% above £1.5m. The 0% nil-rate dropped from £250,000 back to £125,000 on 1 April 2025.
Do first-time buyers pay stamp duty?
First-time buyers pay 0% on the first £300,000 and 5% on £300,001–£500,000. Above £500,000, you lose the relief entirely and pay standard rates from £125,001 — that's a cliff edge that catches a lot of buyers in London and the South East.
What's the second-home surcharge?
Buying any additional dwelling — second home, buy-to-let, holiday home — adds 5% on the FULL purchase price (since 31 October 2024). On a £300,000 buy-to-let, that's £15,000 extra on top of the standard SDLT.
Can I claim back the surcharge?
Yes — if you bought your new home before selling your old one and the surcharge was charged, you can claim it back within 12 months of selling the previous home. Many people don't realise this and miss the deadline. HMRC won't chase you to refund it.
Does this work for Scotland or Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both have different rates and bands. This calculator covers England and Northern Ireland only.
Charged the surcharge by mistake?
If you replaced your main home and got hit with the second-home surcharge anyway, you’ve got 12 months to claim it back. We’ll help you write the letter that gets it refunded.
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