Standard SDLT Rates (from 1 April 2025)
These rates apply to residential property purchases in England and Northern Ireland by buyers who already own property and are not replacing their main residence.
| Property price | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
First-Time Buyer Relief
First-time buyers benefit from reduced SDLT. As of 1 April 2025, the relief applies as follows:
| Property price | First-time buyer rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% on the portion above £300k |
| Above £500,000 | Standard rates apply — no relief |
Additional Dwelling Surcharge
If you're buying a second property — a buy-to-let, holiday home, or investment property — while still owning your current home, an additional 5% surcharge applies on top of standard rates across all bands (as of 31 October 2024).
The surcharge applies even if the additional property is low-value. However, it does not apply if you're replacing your main residence — you get a refund if you sell your previous main home within 36 months of buying the new one.
Scotland and Wales Have Different Systems
Scotland has Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland. Wales has Land Transaction Tax (LTT), administered by the Welsh Revenue Authority. Both have their own rates and thresholds that differ from SDLT.
If you're buying in Scotland or Wales, search for 'LBTT calculator' or 'LTT calculator' respectively — the rates and first-time buyer reliefs are different.
Calculating Your SDLT Bill
The easiest way to calculate your exact SDLT is to use HMRC's Stamp Duty Land Tax calculator on GOV.UK — it handles all the edge cases including first-time buyer relief and the additional dwelling surcharge.
As a rough guide for budget planning, first-time buyers buying at the UK average house price of around £290,000 will pay zero SDLT. A standard home mover buying at that price pays around £4,500. A buy-to-let investor buying the same property pays around £18,500.
| Scenario | Purchase price | Approx. SDLT |
|---|---|---|
| First-time buyer | £250,000 | £0 |
| First-time buyer | £400,000 | £5,000 |
| Home mover (replacing main home) | £300,000 | £5,000 |
| Home mover (replacing main home) | £500,000 | £15,000 |
| Additional property (BTL/second home) | £250,000 | £18,500 |
| Additional property (BTL/second home) | £500,000 | £40,000 |
Key Takeaways
- ✓Standard SDLT thresholds reverted to pre-2022 levels from 1 April 2025
- ✓First-time buyers pay 0% on up to £300,000 and 5% on the portion between £300k and £500k
- ✓A second property surcharge of 5% applies on top of standard rates for additional dwellings
- ✓Scotland and Wales have entirely separate property transaction taxes — check LBTT and LTT rates separately
- ✓Use HMRC's SDLT calculator on GOV.UK for an exact figure based on your situation