UK Stamp Duty Calculator 2024-25
Calculate stamp duty (SDLT, LBTT, or LTT) on UK property purchases for 2024/25. Covers first-time buyers, home movers, and additional properties in England, Scotland, and Wales.
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How to use this calculator
- 1
Enter the full purchase price of the property.
- 2
Select whether you are a first-time buyer, home mover, or purchasing an additional/buy-to-let property.
- 3
Choose the location of the property — England and Northern Ireland use SDLT, Scotland uses LBTT, and Wales uses LTT, each with different rates and thresholds.
- 4
The tax is calculated on a marginal basis — only the portion of the price within each band is taxed at that band's rate.
- 5
Additional property purchases attract a surcharge: 3% in England/NI, 6% Additional Dwelling Supplement in Scotland, and 4% higher residential rates in Wales.
Frequently asked questions
What are the stamp duty rates for England in 2024/25?
For a standard home mover in England/NI in 2024/25: 0% on the first £250,000; 5% on £250,001 to £925,000; 10% on £925,001 to £1.5 million; and 12% above £1.5 million. First-time buyers get relief: 0% up to £425,000 and 5% on £425,001–£625,000, but pay standard rates if the property exceeds £625,000. Those buying an additional residential property (buy-to-let, second home) pay a 3% surcharge on top of the standard rates across all bands. Note: the stamp duty nil-rate threshold was temporarily raised to £250,000 in 2022 and reverted from April 2025 to £125,000 — this calculator uses the rates applicable during the 2024/25 tax year.
How does Scotland's LBTT differ from England's SDLT?
Scotland replaced SDLT with its own Land and Buildings Transaction Tax (LBTT) in 2015. Key differences: the nil-rate band is lower at £145,000 (versus £250,000 in England for 2024/25), but first-time buyers benefit from a higher nil-rate band of £175,000. The rates above those thresholds are different too — 2%, 5%, 10%, and 12%. For additional dwellings in Scotland, the Additional Dwelling Supplement (ADS) is 6% of the total purchase price, added on top of the standard LBTT. This can make buying investment property in Scotland more expensive than in England at certain price points.
Do I pay stamp duty if I am a first-time buyer?
In England and Northern Ireland, first-time buyers benefit from Stamp Duty Land Tax relief if the property costs £625,000 or less. Under the relief, no SDLT is paid on the first £425,000, and 5% is paid on the portion between £425,001 and £625,000. If the property costs more than £625,000 the relief does not apply and you pay standard rates. In Scotland, the LBTT first-time buyer relief raises the nil-rate band from £145,000 to £175,000, saving up to £600. In Wales, LTT does not currently offer a specific first-time buyer relief — the standard rates apply. To qualify as a first-time buyer you must never have owned a residential property anywhere in the world before.
UK Stamp Duty Calculator 2024/25 — SDLT, LBTT & LTT for England, Scotland & Wales
Stamp duty across the UK: SDLT, LBTT, and LTT explained
Stamp duty is a tax payable when you purchase a property in the UK, but the rules differ depending on where the property is located. In England and Northern Ireland, the tax is called Stamp Duty Land Tax (SDLT) and is administered by HMRC. In Scotland, it was replaced by Land and Buildings Transaction Tax (LBTT), collected by Revenue Scotland. In Wales, Land Transaction Tax (LTT) applies, managed by the Welsh Revenue Authority. While all three systems use a marginal (progressive) band structure — where only the portion of the price within each band is taxed at that rate — the specific bands, thresholds, and rates differ materially. For example, the zero-rate threshold is £250,000 in England, £145,000 in Scotland, and £225,000 in Wales. This means the same property price can result in very different tax bills depending on location. All three systems also impose higher rates on the purchase of additional residential properties, such as buy-to-let investments and holiday homes.
When and how to pay stamp duty on a UK property
Stamp duty must be paid and a return filed within 14 days of completing a property purchase in England and Northern Ireland. In Scotland, LBTT returns and payments are due within 30 days of the effective date of the transaction. In Wales, the LTT deadline is also 30 days from the effective date. The filing and payment are typically handled by your solicitor or conveyancer as part of the completion process — they will collect the funds from you and submit the return on your behalf. Failure to pay on time results in late payment penalties and interest. Stamp duty cannot be added to a mortgage in most cases; it must be paid from your own funds on completion. This is a critical consideration for buyers who may need to budget separately for the tax on top of their deposit.
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