Stamp Duty Calculator 2025 explained
Ernest-Brooks International makes stamp duty simple. Our free Stamp Duty Calculator shows your SDLT in seconds and reflects the 2025 rules for England and Northern Ireland, including first-time buyer relief, second home rates, and the non-UK resident surcharge.
2025 stamp duty bands at a glance
Use the table below for a quick view. For your exact figure and effective rate, run the Stamp Duty Calculator.
| Purchase price | Main residence (1) | Second home / additional property (2) |
|---|---|---|
| Up to £125,000 ( £300,000 for first-time buyers ) (3) | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| £1,500,001+ | 12% | 17% |
(1) Rates apply only to the portion of the price within each band. (2) The higher-rates surcharge does not apply if the additional property costs less than £40,000. (3) The £300,000 first-time buyer threshold does not apply if the purchase price exceeds £500,000.
2025 changes in plain English
- The temporary cuts ended in April 2025, so the main nil-rate band is £125,000.
- First-time buyer relief is 0% up to £300,000 and 5% up to £500,000.
- Higher rates for additional properties are 5%, 7%, 10%, 15%, 17%.
- Multiple Dwellings Relief was withdrawn for transactions effective on or after 1 June 2024.
- Corporate buyers of homes over £500,000 face a flat 17% rate unless a specific relief applies.
- On new leaseholds a 1% charge can apply on the rent element where the net present value exceeds £125,000.
How to use the calculator
- Enter the purchase price.
- Tick first-time buyer, buy-to-let or second home, and non-UK resident if relevant.
- Press calculate to see total SDLT, effective rate and band-by-band breakdown.
- Save the summary or send it to your conveyancer. If you want help structuring the purchase or negotiating, ask EBI to call you back.
Worked example
Price £295,000 as a single property in April 2025:
0% on the first £125,000 = £0
2% on £125,001-£250,000 = £2,500
5% on £250,001-£295,000 = £2,250
Total SDLT = £4,750
Run your own numbers with the Stamp Duty Calculator.
Good to know
Scotland and Wales use LBTT and LTT. If you later meet the UK residence test after paying the 2% surcharge, a refund may be available. Corporate purchases may qualify for reliefs in specific cases.
FAQs
Do first-time buyers pay stamp duty in 2025
Relief applies up to £300,000 and 5% on £300,001-£500,000. No relief above £500,000. Use the calculator to model it.
How much extra is charged on a second home
From 1 April 2025 the higher rates are 5%, 7%, 10%, 15%, 17% across the bands.
What if I am not a UK resident
Add 2% on top of any other rates. The residency test looks at the 12 months before completion; refunds can apply if you later meet the test.
Do companies pay different rates
Yes. For dwellings over £500,000, certain corporate bodies are charged a 17% rate unless a specific relief applies.
Try the Stamp Duty Calculator and book a call if you want EBI to sanity-check your estimate before you offer.
