England & Northern Ireland rates as of 1 April 2025. Scotland (LBTT) and Wales (LTT) differ.
Stamp duty to pay
£20,000
Includes 5% additional-property surcharge
Effective rate
6.67%
Tax as a share of the price
| Band | Rate | Tax |
|---|---|---|
| Up to £125,000 | 5% | £6,250 |
| £125,000 – £250,000 | 7% | £8,750 |
| £250,000 – £300,000 | 10% | £5,000 |
How stamp duty works in England and Northern Ireland
Stamp Duty Land Tax is charged in slices, like income tax: each portion of the price is taxed at its band's rate, and the slices are added together. That is why the effective rate is always lower than the top band you reach.
| Price band | Main home | Additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,000 – £250,000 | 2% | 7% |
| £250,000 – £925,000 | 5% | 10% |
| £925,000 – £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
Additional properties (buy-to-lets, second homes and holiday lets) pay a 5% surcharge on every band, including the part of the price that would otherwise be tax-free. On a £300,000 buy-to-let that turns a £5,000 bill into £20,000, so it belongs in your deal maths from day one.
First-time buyers pay nothing on the first £300,000 and 5% on the portion between £300,000 and £500,000. Above £500,000 the relief disappears entirely and standard rates apply to the whole price.
Not covered by this calculator
- Non-UK residents pay a further 2% surcharge on top of the rates shown.
- Companies buying residential property can face a flat 17% rate on purchases over £500,000 in some circumstances.
- Mixed-use and commercial property uses a separate set of non-residential bands.
- Scotland and Wales: LBTT and LTT respectively, with different bands and their own additional-property supplements.
Rates shown are as of 1 April 2025. They change at Budgets, so if one has happened since, confirm the current bands on gov.uk.
Frequently asked questions
Do landlords pay more stamp duty on a buy-to-let?
Yes. Anyone buying a residential property in England or Northern Ireland who will own more than one at the end of the day pays a 5% surcharge on top of every standard band, including the portion under £125,000 that is normally tax-free. That applies to buy-to-lets, second homes and holiday lets.
Can I claim the additional property surcharge back?
Only in one situation: you paid the surcharge because you bought a new main home before selling your old one. If you then sell the previous main residence within 36 months, you can reclaim the extra 5%. Buying a property to let while keeping your home does not qualify.
Is stamp duty tax-deductible against rental income?
No. Stamp duty is a capital cost of buying, not a running cost, so it cannot be set against rent for income tax. It is added to the purchase price when you work out capital gains tax on a future sale, which reduces the gain.
Is stamp duty different in Scotland and Wales?
Yes. Scotland charges Land and Buildings Transaction Tax (LBTT) with an Additional Dwelling Supplement, and Wales charges Land Transaction Tax (LTT) with its own higher rates for additional properties. Both use different bands from SDLT, so this calculator applies to England and Northern Ireland only.
When does stamp duty have to be paid?
Within 14 days of completion. In practice your conveyancing solicitor files the return and pays HMRC on your behalf as part of completion, so you need the money available alongside your deposit.
More free tools
Stamp duty rules have many edge cases and this calculator covers the common residential ones only. These tools give estimates for research purposes and are not financial, tax or mortgage advice. See our terms.
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