first time buyer stamp duty calculator

How this first-time buyer stamp duty calculator works

This calculator estimates your SDLT bill based on your property price, the rule period, and whether you qualify for first-time buyer relief. It applies the tax bands progressively, which means each part of your purchase price is taxed at the band rate it falls into.

For many buyers, stamp duty is one of the biggest upfront costs after your deposit. A quick estimate helps you budget for completion day and avoid surprises during conveyancing.

Current SDLT rules for first-time buyers (England & Northern Ireland)

From 1 April 2025

• First-time buyer relief applies up to £500,000 purchase price.
• 0% on the first £300,000.
• 5% on the portion from £300,001 to £500,000.
• If the price is above £500,000, normal residential rates apply to the whole price (no first-time buyer relief).

Normal residential SDLT rates (used when relief does not apply)

• 0% up to £125,000
• 2% from £125,001 to £250,000
• 5% from £250,001 to £925,000
• 10% from £925,001 to £1.5 million
• 12% above £1.5 million

Who qualifies as a first-time buyer?

In general, first-time buyer relief requires that all buyers:

• Have never owned a freehold or leasehold interest in a residential property anywhere in the world.
• Are buying the property to live in as their only or main residence.
• Meet the purchase price cap for the relevant rule period.

If you are buying with someone else, each buyer usually needs to qualify. If one buyer does not, relief is typically not available.

Example stamp duty calculations

Example 1: £280,000 purchase (qualifying first-time buyer, current rules)

Tax due: £0. The entire price falls in the 0% first-time buyer band.

Example 2: £350,000 purchase (qualifying first-time buyer, current rules)

0% on first £300,000, then 5% on £50,000. Tax due: £2,500.

Example 3: £550,000 purchase (current rules)

Price is above the £500,000 first-time buyer limit, so standard residential rates are used. Estimated tax due: £17,500.

Costs to budget for besides stamp duty

• Solicitor or conveyancer fees
• Mortgage arrangement and valuation fees
• Survey costs
• Search fees and Land Registry charges
• Moving costs and immediate home setup expenses

Important notes

This is an estimate for planning purposes only and does not replace professional legal or tax advice. SDLT can be affected by special situations, including shared ownership, mixed-use property, additional dwelling rules, and specific relief claims. Always confirm final figures with your conveyancer before exchange or completion.