United Kingdom · Stamp Duty
SDLT is a single England-wide scale — there is no regional variation, so a buyer in Manchester pays the same rates as a buyer in London. The temporary £250,000 nil-rate band ended on 31 March 2025: since 1 April 2025 the nil band is £125,000, so a typical main-home buyer pays 2% on the slice from £125,000 to £250,000. Above £1.5 million the top 12% rate applies only to the slice above the threshold, but it still makes high-value London purchases the biggest SDLT bills in the country.
Preset rates are indicative reference values only. Confirm current rates and any reliefs with your local tax authority.
Transfer tax / stamp duty: £12,500.00
Jurisdiction comparison at £450,000.00
England pays £12,500.00 (2.78%) vs Ontario at CA$5,475.00 (1.22%). The first is £7,025.00 more than the second.
0% to £125,000, then 2% to £250,000, 5% to £925,000, 10% to £1.5m, and 12% above £1.5m. Bands below are the standard residential buyer schedule used by the calculator.
| Property value | Rate |
|---|---|
| £0.00 – £125,000.00 | 0% |
| £125,000.00 – £250,000.00 | 2% |
| £250,000.00 – £925,000.00 | 5% |
| £925,000.00 – £1,500,000.00 | 10% |
| £1,500,000.00+ | 12% |
Indicative figures checked against official sources on — official source: GOV.UK — SDLT rates. Rates are typically indexed or revised each financial year.
A £450,000.00 purchase in England attracts about £12,500.00 in stamp duty at the standard indicative rates — an effective rate of 2.78%. Land Registry fees run from £50 to £1,500 depending on price, plus conveyancing. That makes the all-in cash requirement £462,500.00 before you factor in any deposit, legal work, or moving costs. Adjust the price in the calculator to model your own number.
0% to £125,000, then 2% to £250,000, 5% to £925,000, 10% to £1.5m, and 12% above £1.5m. Rates change with legislation and vary by buyer circumstances, so treat these as planning figures and confirm the current rate with GOV.UK — SDLT rates before you commit.
At the indicative rates above, a £450,000.00 property attracts about £12,500.00 in stamp duty — an effective rate of 2.78%. Land Registry fees run from £50 to £1,500 depending on price, plus conveyancing. The calculator above lets you change the price and see the result instantly.
First-time buyers: 0% up to £300,000, then 5% on the slice from £300,000 to £500,000 — the relief is lost entirely if the price exceeds £500,000 and saves up to £5,000. Eligibility rules change frequently and vary by buyer type, so verify your situation with GOV.UK — SDLT rates or a conveyancer.
The buyer normally pays the stamp duty in England — in full, before or at settlement — and it usually cannot be added to the mortgage, so it must be part of your cash budget alongside the deposit. Purchase contracts can reassign the obligation, so confirm what yours says.
How we calculate: the calculator applies the official band schedule marginally — each rate applies only to the slice of the price inside its band, exactly as the revenue authority does. Worked examples are computed with the same function.
Last reviewed: . Learn more about Nirmal Lashkari and LashkariProperties.
Disclaimer: stamp duty rates change with legislation and vary by buyer circumstances. These are indicative planning figures, not tax advice — confirm every number with GOV.UK — SDLT rates or a qualified local professional.
