# SDLT Rate Tables & Rules

*Source: gov.uk/stamp-duty-land-tax — rates effective from 1 April 2025*

## Standard Residential Rates

| Band | Rate |
|------|------|
| £0 – £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |

SDLT is progressive (like income tax) — each band applies only to the portion within it.

## First-Time Buyer Relief

| Band | Rate |
|------|------|
| £0 – £300,000 | 0% |
| £300,001 – £500,000 | 5% |

**Eligibility:**
- Purchase price must not exceed £500,000
- All buyers must be first-time buyers (never owned residential property worldwide)
- Must intend to occupy as main residence
- If price exceeds £500,000, standard rates apply to the full amount (no partial relief)

## Additional Property Surcharge (+5%)

Added to every band when the buyer will own more than one residential property after completion.

| Band | Standard | With surcharge |
|------|----------|---------------|
| £0 – £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |

**Exceptions:**
- Replacing main residence: no surcharge if previous main residence sold within 36 months of completing new purchase
- Properties under £40,000: exempt from surcharge
- If you haven't sold your main residence at completion, you pay the surcharge but can claim a refund once sold (within 36 months)

## Non-UK Resident Surcharge (+2%)

Added on top of all other rates (including additional property surcharge if applicable).

**Definition:** Not present in the UK for at least 183 days during the 12 months before purchase.

**Refund:** Available if you spend 183+ days in the UK in the 12 months after purchase. Must claim within 2 years of purchase.

## Combined Maximum Rates

A non-UK resident buying an additional property pays the highest combined rates:

| Band | Rate |
|------|------|
| £0 – £125,000 | 7% (0 + 5 + 2) |
| £125,001 – £250,000 | 9% (2 + 5 + 2) |
| £250,001 – £925,000 | 12% (5 + 5 + 2) |
| £925,001 – £1,500,000 | 17% (10 + 5 + 2) |
| Above £1,500,000 | 19% (12 + 5 + 2) |

## Corporate Purchases

Companies buying residential property over £500,000 may face a 17% flat rate (single rate, not banded) under the Annual Tax on Enveloped Dwellings (ATED) regime. This skill does not calculate corporate rates — refer to HMRC guidance.

## Filing & Payment

- **Deadline:** 14 days from completion date
- **Who files:** Usually the buyer's conveyancer
- **How:** Online via HMRC's SDLT service
- **Penalties:** £100 immediate fine, then daily penalties after 3 months, interest on unpaid tax

## Scotland and Wales

- **Scotland:** Land and Buildings Transaction Tax (LBTT) — different rates, administered by Revenue Scotland
- **Wales:** Land Transaction Tax (LTT) — different rates, administered by Welsh Revenue Authority
- This calculator covers England and Northern Ireland only

## Shared Ownership

Two calculation methods:
1. **Market value election:** Pay SDLT on full market value at purchase (standard rates apply)
2. **Staircasing:** Pay SDLT only on the share you buy initially, then on each staircasing purchase above 80%

First-time buyer relief can apply to shared ownership purchases (market value election method).