Stamp Duty Tax Calculator - 2025 Updated April/25

How much stamp duty will you have to pay when buying a residential property in 2025?

The following calculator and commentary is for general interest only and must not be relied on. It may not be up to date or complete, relates only to certain types of residential property in England or Northern Ireland and does not constitute advice. We can often help you to find suitable independent advisers, but you will always need to take specific advice from your property lawyers, accountants or other financial advisers on tax issues in specific situations.

When is stamp duty paid?

When buying a property over a certain price, stamp duty is payable to the HMRC 14 days from the date of completion or you may risk a fine. Your solicitor or legal adviser should take care of this for you and ensure you don't miss the deadline. Some buyers prefer to add on the stamp duty tax amount to their mortgage loan. Please speak to your mortgage provider.

Stamp Duty Land Tax (SDLT) is a progressive tax paid when purchasing a freehold, leasehold or shared ownership residential property over £250,000 in England and Northern Ireland (separate taxes apply in Wales and Scotland). 

Different SDLT rates and thresholds apply to non-residential property or mixed use land.

The rates, which are payable only on the PORTION of a property price that falls within each band, were updated in the mini-Budget on 23 September and are set out below.

How much stamp duty will I have to pay when buying a residential property?

Brackets Rate
Up to £125,000 0%
The next £125,000(the portion from £120,001 to £250,000) 2%
The next £675,000 (the portion from £250,001 to £925,000) 5%
The next £575,000 (the portion from £925,001 to £1.5 million) 10%
The remaining amount (the portion above £1.5 million) 12%

How to calculate the new stamp duty rate 

In April 2025 you buy a house for £850,000. The SDLT you owe will be calculated as follows:

- 0% on the first £125,000 = £0
- 2% on the second £125,000 = £2,500
- 5% on the final £600,000 = £30,000
Total SDLT = £32,500

Rates are higher for buy-to-let properties or second homes.

Who pays stamp duty?

Stamp duty tax applies to residential house purchases over a threshold of £125,000. If you’d like to calculate the stamp duty on a non-residential asset, such as a mixed-use property, contact us today.

How do I pay stamp duty?

In most cases, your solicitor will take care of the paperwork on your behalf. There is an option to do this yourself by following the steps on the UK government website.

When do I pay stamp duty?

Stamp duty is payable to the HMRC 14 days from the date of completion, or you may risk a fine. Your solicitor or legal adviser should take care of this for you within the deadline.

Do first-time buyers pay stamp duty?

Yes, first-time property buyers are subject to stamp duty tax but the rates differ. Let's look at two examples: 

In April 2025 you buy a house for £850,000. There is no relief for first-time buyers if the property value is higher than £500,000, so the calculation would be the same as the example given above.

If in April 2025 you buy a house for £500,000, the SDLT you owe will be calculated as follows:

- no SDLT up to £300,000
- 5% SDLT on the portion from £300,001 to £500,000 = £10,000
Total SDLT = £10,000

Are there any other stamp duty exemptions?

From October 2024, buy-to-let and second home buyers in England and Wales pay an additional 5% on each stamp duty band. To discuss which London or UK areas provide the highest returns on investments, speak to one of our London or regional property experts.

What is the stamp duty rate for non-UK residents?

In April 2021, a 2% stamp duty surcharge for overseas buyers purchasing residential property in England and Northern Ireland was introduced. The surcharge applies to any type of non-resident buyer (company or individual), subject to a few exceptions for specific collective investment vehicles such as real estate investment trusts (REITs). The surcharge is levied in addition to the 5% buy-to-let and second homes charge, the flat 17% stamp duty rate on purchases worth more than £500,000 by companies acting as envelopes, and the existing stamp duty rates for home buyers.

Can I add stamp duty to my mortgage?

Yes, this is possible. Some buyers prefer to add on the stamp duty tax amount to their mortgage loan if they can – speak to our professional mortgage provider to see if you qualify.