Free Investment Tool
Stamp Duty Calculator
Calculate your exact Stamp Duty Land Tax (SDLT) liability using 2025 HMRC rates for England. Select your buyer type to apply the correct relief or surcharge, then see a full breakdown by band and effective rate.
Property Details
Overseas investor surcharge: +2%. BTL / second home surcharge: +3%. Both surcharges apply if you are a non-resident buying an additional property.
This calculator is for guidance only. SDLT is calculated on the basis that the property is in England. Rates are correct for 2025 and are subject to HMRC policy changes. Always confirm your final liability with a qualified solicitor or tax adviser before completing a purchase.
Stamp Duty FAQ
Buy-to-let investors pay standard SDLT rates plus a 3% surcharge on the entire purchase price. On a £300,000 property, the base SDLT is £2,500 and the 3% surcharge adds £9,000, giving a total of £11,500. Use this calculator to see the exact figure for your purchase.
Yes. Non-UK resident buyers pay an additional 2% surcharge on top of the standard SDLT rates. This applies to any property type. If an overseas buyer is also purchasing a second home or investment property, both the 2% overseas and 3% additional dwelling surcharges apply, giving an effective surcharge of 5% on the entire purchase price.
First time buyers pay no stamp duty on the first £425,000 and 5% on the portion between £425,001 and £625,000. For properties above £625,000, standard SDLT rates apply with no first time buyer relief. The relief is only available if all buyers are purchasing their first property.
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Once you know your SDLT liability, our team can find investment properties across England that hit your target numbers. Off-market deals, city sourcing and full acquisition support.
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