Stamp Duty Land Tax (SDLT)
SDLT is the property tax paid when buying a home in England or Northern Ireland. The tax is calculated in bands, so you only pay the rate for the portion of the price within each band.
Who pays SDLT?
The buyer pays SDLT if the purchase price is above the nil-rate threshold. First-time buyers may qualify for relief up to a set price limit.
Key thresholds (summary)
- Standard rates start above £125,000
- First-time buyer relief available up to £500,000
- Higher rates apply to additional properties
- Non-UK residents pay an extra surcharge
Current SDLT rates (England and Northern Ireland)
Standard residential rates
| Purchase price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,000 – £250,000 | 2% |
| £250,000 – £925,000 | 5% |
| £925,000 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
First-time buyer rates (properties up to £500,000)
| Purchase price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,000 – £500,000 | 5% |
Higher rates for additional dwellings (+5% surcharge on each band)
| Purchase price | Rate |
|---|---|
| Up to £125,000 | 5% |
| £125,000 – £250,000 | 7% |
| £250,000 – £925,000 | 10% |
| £925,000 – £1,500,000 | 15% |
| Above £1,500,000 | 17% |
Worked examples
Standard buyer purchasing at £350,000
- £125,000 × 0% = £0
- £125,000 × 2% = £2,500
- £100,000 × 5% = £5,000
- Total SDLT = £7,500
First-time buyer purchasing at £350,000
- £300,000 × 0% = £0
- £50,000 × 5% = £2,500
- Total SDLT = £2,500
What this calculator does not cover
This calculator focuses on residential purchases only and does not include mixed-use, leases, or complex reliefs.
Frequently asked questions
- What is Stamp Duty Land Tax (SDLT)?
- SDLT is a tax paid by the buyer when purchasing residential or commercial property in England or Northern Ireland above certain price thresholds.
- Who pays SDLT?
- The buyer pays SDLT if the purchase price is above the nil-rate threshold. First-time buyers may qualify for relief up to a set price limit.
- How is SDLT calculated?
- SDLT is calculated in bands. You only pay the rate for the portion of the property price that falls within each band, rather than a single rate on the whole amount.
- What are the current SDLT thresholds?
- For standard residential purchases, the nil-rate threshold is £125,000. First-time buyers pay no SDLT on the first £300,000 (for properties up to £500,000).
- What is the first-time buyer SDLT relief?
- Eligible first-time buyers purchasing a property up to £500,000 pay no SDLT on the first £300,000, and 5% on the portion between £300,001 and £500,000.
- When is SDLT payable?
- SDLT must be paid and a return filed within 14 days of completion of the purchase.
- What is the SDLT surcharge for additional properties?
- A 5% surcharge applies on top of standard residential rates when buying additional residential properties, such as second homes or buy-to-let investments.
- Do non-UK residents pay more SDLT?
- Yes, non-UK resident purchasers may be subject to an additional 2% surcharge on top of the normal SDLT rates.