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 nil-rate threshold was raised to £250,000 in late 2025, which removed the tax from most first-time purchases outright. Above £1.5 million the top 12% rate applies to the whole slice above the threshold, making 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.
Jurisdiction comparison at £450,000.00
England pays £10,000.00 (2.22%) vs Ontario at CA$5,475.00 (1.22%). The first is £4,525.00 more than the second.
0% to £250,000, then 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 – £250,000.00 | 0% |
| £250,000.00 – £925,000.00 | 5% |
| £925,000.00 – £1,500,000.00 | 10% |
| £1,500,000.00+ | 12% |
Indicative figures compiled August 2026 — official source: GOV.UK — SDLT rates. Rates are typically indexed or revised each financial year.
A £450,000.00 purchase in England attracts about £10,000.00 in stamp duty at the standard indicative rates — an effective rate of 2.22%. Land Registry fees run from £50 to £1,500 depending on price, plus conveyancing. That makes the all-in cash requirement £460,000.00 before you factor in any deposit, legal work, or moving costs. Adjust the price in the calculator to model your own number.
0% to £250,000, then 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 £10,000.00 in stamp duty — an effective rate of 2.22%. 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 £425,000 (property must be worth £625,000 or less) — saves up to £11,250. Eligibility rules change frequently and vary by buyer type, so verify your situation with GOV.UK — SDLT rates or a conveyancer.
The buyer pays the tax in essentially every case in this market. It is payable in full before or at settlement and cannot normally be added to a mortgage, so it must be part of your cash budget alongside the deposit.
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.
