Example result based on the prefilled values.
| Result | Value |
|---|---|
| Stamp Duty | £2,500.00 |
| Relief lost above £500k | 0.00 |
| Surcharge | £0.00 |
| Effective Rate | 0.70% |
Continue your plan
Useful next calculations
Rates & sourcesfrom 1 Apr 2025
England and Northern Ireland first-time buyer SDLT relief from 1 April 2025. Relief is 0% to £300,000 and 5% to £500,000, and is lost entirely above £500,000. An additional-property purchase cannot use this relief.
| Band / figure | Rate |
|---|---|
| FTB £0 – £300,000 | 0% |
| FTB £300,001 – £500,000 | 5% |
| Price cap | £500,000 cliff |
| Additional property | Relief withdrawn |
Source: HMRC — Stamp Duty Land Tax residential rates — source checked for from 1 Apr 2025.
When to use this calculator
- Before comparing lenders, brokers, or repayment options.
- When you want to test how a different deposit, rate, or term changes affordability.
- When you need a quick estimate before using a formal quote or agreement in principle.
- When you are stress-testing your budget against a potential rate rise to see the impact on monthly payments.
- When you want to understand the full cost of borrowing — not just the monthly figure — before you commit.
Example: first-time buyer at £500,000
Use these sample inputs as a quick scenario test, then change one variable at a time to compare outcomes.
| Input | Value |
|---|---|
| Purchase price | £500,000 |
| Buyer type | First-time buyer |
| SDLT due | £10,000 |
0% on £300,000 and 5% on the remaining £200,000 is £10,000. One pound above £500,000 loses the relief.
Example: first-time buyer at £300,000
| Input | Value |
|---|---|
| Purchase price | £300,000 |
| Buyer type | First-time buyer |
| SDLT due | £0 |
Purchases at or below £300,000 pay no SDLT when first-time buyer relief applies.
Example: £501,000 loses the relief
| Input | Value |
|---|---|
| Purchase price | £501,000 |
| Buyer type | First-time buyer, over the cap |
| Treatment | Standard bands, not FTB bands |
Crossing £500,000 is a cliff. The calculator switches to standard residential rates on the whole price.
How to read your results
Stamp Duty
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
Relief lost above £500k
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
Surcharge
Use this metric to compare scenarios side by side and understand how changes in the key inputs drive the final outcome. If the figure surprises you, isolate one variable at a time and rerun the calculation to identify which assumption is responsible.
Effective Rate
The effective rate lets you compare options on a true like-for-like basis rather than being misled by different compounding periods or fee structures. Use it to cut through headline marketing rates when shortlisting providers or products.
Method & assumptionsAuthoritative sources
This calculator applies first-time buyer Stamp Duty Land Tax (SDLT) relief for residential purchases in England and Northern Ireland from 1 April 2025. Relief is 0% on the first £300,000 and 5% on the portion up to £500,000. If the price is above £500,000, relief is lost and standard bands apply. An additional-property purchase cannot use this relief and is charged with the 5% higher rates.
It does not model the 2% non-UK resident surcharge, shared ownership, linked transactions or company purchases. Scotland and Wales use LBTT and LTT instead. Verify your position with HMRC and your conveyancer before exchange.
Official references
Common mistakes
- !Mixing up loan amount and property value, which can distort affordability and LTV.
- !Using a headline rate but forgetting fees, insurance, taxes, or repayment type.
- !Testing only one term length instead of comparing the payment and total cost together.
- !Forgetting that a repayment mortgage and an interest-only mortgage produce very different monthly figures and total costs.
- !Not accounting for the impact of a rate revert after an introductory fixed period ends, which can sharply increase payments.
What to do next
- Confirm that nobody in the purchase has previously owned a dwelling anywhere in the world.
- If the property is in Scotland, use LBTT first-time buyer relief instead. Wales has no first-time buyer scheme.
- Add SDLT to legal fees, survey costs and the deposit before you make an offer.
Go deeper — 1 guide reference this calculator
Frequently asked
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