MundoKit

England Stamp Duty Calculator: Before and After 2025

Enter a residential purchase price and confirmed buyer treatment. Compare current SDLT with the 31 October 2024 to 31 March 2025 rates.

Inputs
GBP
If your previous main residence is unsold at completion, higher rates generally apply initially. Select additional property; a later qualifying sale may allow a refund.
SDLT residence has its own rules. This is not a nationality test.

Results

SDLT from 1 April 2025
£10,000.00
SDLT 31 Oct 2024–31 Mar 2025 (excludes transitional contracts)
£7,500.00
Increase at the same price
£2,500.00
Current marginal slices
Price slice usedRateTax
£125,000.000%£0.00
£125,000.002%£2,500.00
£150,000.005%£7,500.00
  • Historical comparison excludes qualifying contracts exchanged before 31 October 2024 that retain the 3% additional rate. Current comparison also excludes transitional contract treatment.
  • Eligibility for the selected treatment must be confirmed separately.
  • England and Northern Ireland residential freehold purchases only. Excludes leases, linked transactions, companies, shared ownership and special reliefs.

Results update as you type. The share link stores your inputs after the # in the address, which is not sent to our server, but anyone you send it to can read them.

Last checked 2026-11-14. Rules change, sometimes at short notice. We list the date we last checked each official source; confirm with the official government source before you travel, buy or file. This is general information, not legal or immigration advice.

This is a general estimate for information only, not tax, legal or financial advice. Real rules have more conditions than a calculator can show, so check the official source below or a qualified professional for your situation.

How it works

SDLT is charged on slices of price. From 1 April 2025 the standard bands are 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above that. The comparison period had a £250,000 nil-rate band, followed by the same higher bands.

Eligible first-time buyers currently pay nothing to £300,000 and 5% above that, but relief disappears entirely when price exceeds £500,000. Previously the corresponding limits were £425,000 and £625,000. Confirm all joint purchasers meet the conditions and the property will be a main home.

Where higher rates apply, add five percentage points to each band for additional-property purchases of at least £40,000. The selected non-resident surcharge adds two percentage points for freehold purchases of at least £40,000. These surcharges apply in both comparison periods, excluding transitional contracts. Qualifying contracts exchanged before 31 October 2024 may retain the 3% additional rate; neither comparison calculates transitional treatment.

SDLT = sum(price within each slice × applicable slice rate)

Scope: individual residential freehold purchases in England or Northern Ireland. No leases, linked transactions, mixed use, corporate rules, shared ownership, refunds or other reliefs. This is an estimate, not return preparation.

Rounding: retain unrounded slices, then round each completed liability down to whole pounds under HMRC SDLTM00050. The comparison subtracts those rounded liabilities; displayed slice amounts may contain pence.

Worked examples

Standard £400,000 purchase

Current SDLT is £125,000 × 2% + £150,000 × 5% = £10,000. The historical estimate is £7,500, a £2,500 increase.

First-time buyer at £400,000

Current relief gives (£400,000 − £300,000) × 5% = £5,000. In the comparison period, SDLT was £0.

Buying before selling the previous main home

At £400,000, an applicable higher-rate purchase costs £30,000 initially, compared with £10,000 at standard rates. A later qualifying sale may permit a £20,000 surcharge refund; it does not remove the initial payment.

Frequently asked questions

Does this work for Scotland or Wales?
No. Scotland uses LBTT and Wales uses LTT; this calculator covers England and Northern Ireland.
What if a first home costs £500,001?
Current first-time buyer relief does not apply. Standard rates give £15,000 after rounding the completed tax down to whole pounds, before surcharges.
Is the extra-property rate always due if I owned a home?
If you have not sold your previous main residence by completion, higher rates generally apply initially. A qualifying replacement of a main residence can avoid the surcharge when the previous home was sold within the preceding 36 months. If sold after purchase within 36 months, you may claim a refund subject to HMRC conditions and claim deadlines. Select additional property for purchase before sale; this tool does not determine refund eligibility.
Does non-resident mean foreign nationality?
No. SDLT has its own residence test. Use the surcharge checkbox only after confirming the official conditions.

Sources

Last reviewed 2026-11-14; next review due by 2027-01-15. The method is written out above so you can check our math.