Stamp Duty Land Tax in England or Land Transaction Tax in Wales on a residential purchase — with first-time buyer relief, the higher rates for an additional dwelling and the non-resident surcharge — plus the HM Land Registry fee, so the cash needed on completion is not a surprise.
Type the price, choose England or Wales and tick what applies. The calculator shows the tax band by band, the Land Registry fee, and what a lower or higher price would do to the bill.
| Price | Standard | First-time buyer | Additional dwelling |
|---|---|---|---|
| £150,000 | £500 | £0 | £8,000 |
| £250,000 | £2,500 | £0 | £15,000 |
| £300,000 | £5,000 | £0 | £20,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £750,000 | £27,500 | £27,500 | £65,000 |
| £1,000,000 | £43,750 | £43,750 | £93,750 |
SDLT standard residential rates from 1 April 2025. First-time buyer relief is an England (SDLT) relief; Wales has none.
A slice tax: each rate applies only to the part of the price inside its band, so crossing a threshold never costs more than the extra pound does.
| Part of the price | Rate |
|---|---|
| £0 to £125,000 | 0% |
| £125,000 to £250,000 | 2% |
| £250,000 to £925,000 | 5% |
| £925,000 to £1,500,000 | 10% |
| Above £1,500,000 | 12% |
| Part of the price | Rate |
|---|---|
| £0 to £300,000 | 0% |
| Above £300,000 | 5% |
| No relief above £500,000 — the standard rates apply to the whole price. | |
| Part of the price | Rate |
|---|---|
| £0 to £125,000 | 5% |
| £125,000 to £250,000 | 7% |
| £250,000 to £925,000 | 10% |
| £925,000 to £1,500,000 | 15% |
| Above £1,500,000 | 17% |
Stamp Duty Land Tax is a slice tax. The price is split into bands and each band's rate applies only to the part of the price inside it, so a £300,000 purchase in England at the standard rates pays nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £50,000: £5,000 in total. Wales charges Land Transaction Tax on the same principle with its own bands.
In England a first-time buyer pays no SDLT on the first £300,000 and 5% on the part between £300,000 and £500,000. Above £500,000 the relief is lost altogether and the standard rates apply to the whole price. Every buyer must be a first-time buyer for the relief to apply. Wales has no first-time buyer relief.
A buyer who will own more than one dwelling at the end of the day — a second home, a buy-to-let, or a new home bought before the old one is sold — pays the higher rates: five percentage points above the standard SDLT rates on every band in England, and the higher residential rates in Wales. Replacing a main residence within three years can bring a refund.
The SDLT return and payment are due within 14 days of the effective date, which is normally completion; the LTT return in Wales within 30 days. The conveyancer files it and pays from the money sent for completion. A late return carries an automatic penalty and interest, which is why the deadline sits on every file in SolicitorOS.
The HM Land Registry fee to register you as owner (Scale 1, by price, cheaper when lodged electronically), the searches, official copies and priority search, a bank transfer fee, your conveyancer's fee with VAT, and the balance of the price after your deposit and mortgage advance. The completion statement sets it all out before the day.
The tax is the easy part. Searches, enquiries, the report on title and the timing of exchange and completion are where a purchase is won or lost. A listed conveyancing solicitor takes the file from instruction to registration.
Find a conveyancing solicitorThe land tax, the Land Registry fee and your own fees pre-fill the completion statement; the return deadline, the priority period and the mortgage offer expiry are watched for you.