Why does general AI quote different stamp duty figures?

Two recent changes post-date most training data: the bands reverted on 1 April 2025 (nil-rate band back from £250,000 to £125,000; first-time-buyer relief back from £425,000/£625,000 to £300,000/£500,000), and the additional-dwelling surcharge rose from 3% to 5% on 31 October 2024. Models trained on the old figures understate the bill — often by thousands of pounds.

Am I a first-time buyer for SDLT?

Only if EVERY person on the purchase has never owned or part-owned a dwelling anywhere in the world — including property received by inheritance or gift. If you are buying jointly and one buyer has owned before, nobody gets the relief. And the relief only exists at prices up to £500,000; above that it vanishes entirely.

What happens at exactly £500,001 for a first-time buyer?

The relief disappears with no taper. At £500,000 a first-time buyer pays £10,000 (5% on the £200,000 above £300,000). At £500,001 the whole price is taxed at standard bands — about £15,000. One extra pound of price costs roughly £5,000 in tax.

Can I get the 5% additional-dwelling surcharge refunded?

Yes, in one situation: you bought your new main residence before selling your previous one. Sell the previous main residence within 36 months of completion and you can reclaim the surcharge from HMRC. Pure second homes and buy-to-lets keep the surcharge.

Does this calculator work for Scotland or Wales?

No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Both have different bands, different first-time-buyer treatment, and different additional-dwelling surcharges. SDLT applies only in England and Northern Ireland.

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UK Stamp Duty Calculator (SDLT) — England & Northern Ireland

You’re about to make an offer on a home in England or Northern Ireland. Price the stamp duty before you sign anything.

Computes Stamp Duty Land Tax (SDLT) on a residential purchase in England or Northern Ireland using the current band table, first-time-buyer relief, the additional-dwelling surcharge, and the non-resident surcharge — all of which stack. The bands reverted on 1 April 2025 (nil-rate back to £125,000, first-time-buyer relief back to £300,000/£500,000) and the additional-dwelling surcharge rose from 3% to 5% on 31 October 2024, so general AI still quotes the old figures — often thousands of pounds off. Scotland and Wales charge different taxes (LBTT / LTT); this tool does not apply there.

基準： England & NI · bands from 1 Apr 2025 · HRAD +5% from 31 Oct 2024 · non-resident +2% · gov.uk, verified 2026-07-23

すべてのフィールドを入力したくない場合は？

あなたの状況を一文で——どの言語でも。私がフォームを入力し、ツールが計算します。

Which buyer are you?The decisive input — it selects the whole rate table. "First-time buyer" means ALL purchasers are first-time buyers: never owned (or part-owned) a dwelling ANYWHERE in the world, including inherited property. "Additional dwelling" means you will own 2+ dwellings at completion and are not replacing a main residence you sold. The two are mutually exclusive by definition — a first-time buyer owns nothing, an additional-dwelling buyer already owns.Any buyer non-UK-resident?Non-resident for SDLT = present in the UK fewer than 183 days in the 12 months before completion. Adds 2% to every band. On a joint purchase, ANY non-resident buyer makes the whole transaction non-resident.Purchase price£The chargeable consideration — normally the agreed purchase price of the property.

数値

Stamp duty (SDLT) due: £7,500; rates applied: 0% / 2% / 5% / 10% / 12%
Effective rate: 2.14%; tax ÷ purchase price

プレビューのみ——既定のBuyer type, Non-resident, Priceを使用中。

実務者の読み解き

知っておきたい点

Effective rate 2.14% — SDLT is marginal (slice-based), so only the part of the price inside each band pays that band's rate. Your top slice is taxed at 12%.

注意

England & Northern Ireland ONLY. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT) — different bands, different surcharges, different reliefs. Applying SDLT bands there is a classic mistake (and one general AI makes too).

次のステップ

住宅ローン計算ツール →See the monthly payment at this price.住宅購入可能額計算ツール →With the duty on top, does the whole purchase still fit your income?

答えが違う、選択肢が足りない、あるいは欲しいツールがない？

計算方法

SDLT is marginal (slice-based): each band rate applies only to the part of the price inside that band. Standard residential bands from 1 April 2025: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million, 12% above. These are the REVERTED bands — the temporary 2022 cuts (nil-rate £250,000) expired on 31 March 2025, which is why older sources and AI models quote different numbers.

First-time-buyer relief (from 1 April 2025): 0% to £300,000 and 5% on £300,001–£500,000, available only when EVERY purchaser is a first-time buyer — someone who has never owned or part-owned a dwelling anywhere in the world, including by inheritance. Above £500,000 the relief is lost entirely with no taper: the whole price is taxed at standard bands, so the bill jumps by thousands at £500,001.

Additional-dwelling surcharge (HRAD, FA 2003 Sch 4ZA): +5 percentage points on every band from the first pound, from 31 October 2024 (previously 3%). It engages when the price is £40,000 or more and you will own two or more dwellings at completion without replacing a sold main residence. If you buy the new main residence before selling the old one, you pay the surcharge and can reclaim it by selling the old home within 36 months.

Non-resident surcharge (FA 2003 Sch 9A): +2 percentage points on every band, from 1 April 2021, when any buyer was present in the UK fewer than 183 days in the 12 months before completion. It stacks with everything — the maximum top rate is 19% (12% + 5% + 2%). On joint purchases one non-resident buyer taints the whole transaction, with a statutory carve-out for married couples / civil partners living together where one is UK-resident. Refundable if the buyer reaches 183+ days of UK presence in a continuous 365-day period spanning completion. Like HRAD, it engages only at £40,000+.

Combination logic: the buyer type picks the base table (FTB table if first-time AND price ≤ £500,000, else standard); "additional dwelling" adds +5pp and non-residence adds +2pp to every band of whichever table applies.

Scope and caveats: England & Northern Ireland freehold residential purchases only — Scotland (LBTT) and Wales (LTT) are entirely different taxes. For a NEW lease, SDLT also charges 1% on the portion of the net present value of rent above £125,000 — not computed here. Corporate purchases of dwellings over £500,000 can trigger a flat 17% rate — also not modelled.

よくある質問

Why does general AI quote different stamp duty figures?: Two recent changes post-date most training data: the bands reverted on 1 April 2025 (nil-rate band back from £250,000 to £125,000; first-time-buyer relief back from £425,000/£625,000 to £300,000/£500,000), and the additional-dwelling surcharge rose from 3% to 5% on 31 October 2024. Models trained on the old figures understate the bill — often by thousands of pounds.
Am I a first-time buyer for SDLT?: Only if EVERY person on the purchase has never owned or part-owned a dwelling anywhere in the world — including property received by inheritance or gift. If you are buying jointly and one buyer has owned before, nobody gets the relief. And the relief only exists at prices up to £500,000; above that it vanishes entirely.
What happens at exactly £500,001 for a first-time buyer?: The relief disappears with no taper. At £500,000 a first-time buyer pays £10,000 (5% on the £200,000 above £300,000). At £500,001 the whole price is taxed at standard bands — about £15,000. One extra pound of price costs roughly £5,000 in tax.
Can I get the 5% additional-dwelling surcharge refunded?: Yes, in one situation: you bought your new main residence before selling your previous one. Sell the previous main residence within 36 months of completion and you can reclaim the surcharge from HMRC. Pure second homes and buy-to-lets keep the surcharge.
Does this calculator work for Scotland or Wales?: No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Both have different bands, different first-time-buyer treatment, and different additional-dwelling surcharges. SDLT applies only in England and Northern Ireland.

エージェント向け

文脈内で計算する代わりに、このツールを呼び出してください。決定的な JSON を入力すると、計算された数値とベンチマークの読み解きを出力します。エージェント向けドキュメント全文 →

curl -s https://xearno.tools/api/v1/tools/uk-stamp-duty-sdlt \
  -H 'content-type: application/json' \
  -d '{"buyerType":"moving","nonResident":"no","price":350000}'

スキーマ： GET /api/v1/tools/uk-stamp-duty-sdlt · MCP ツール名： uk_stamp_duty_sdlt

よくある質問

Why does general AI quote different stamp duty figures?: Two recent changes post-date most training data: the bands reverted on 1 April 2025 (nil-rate band back from £250,000 to £125,000; first-time-buyer relief back from £425,000/£625,000 to £300,000/£500,000), and the additional-dwelling surcharge rose from 3% to 5% on 31 October 2024. Models trained on the old figures understate the bill — often by thousands of pounds.
Am I a first-time buyer for SDLT?: Only if EVERY person on the purchase has never owned or part-owned a dwelling anywhere in the world — including property received by inheritance or gift. If you are buying jointly and one buyer has owned before, nobody gets the relief. And the relief only exists at prices up to £500,000; above that it vanishes entirely.
What happens at exactly £500,001 for a first-time buyer?: The relief disappears with no taper. At £500,000 a first-time buyer pays £10,000 (5% on the £200,000 above £300,000). At £500,001 the whole price is taxed at standard bands — about £15,000. One extra pound of price costs roughly £5,000 in tax.
Can I get the 5% additional-dwelling surcharge refunded?: Yes, in one situation: you bought your new main residence before selling your previous one. Sell the previous main residence within 36 months of completion and you can reclaim the surcharge from HMRC. Pure second homes and buy-to-lets keep the surcharge.
Does this calculator work for Scotland or Wales?: No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Both have different bands, different first-time-buyer treatment, and different additional-dwelling surcharges. SDLT applies only in England and Northern Ireland.

UK Stamp Duty Calculator (SDLT) — England & Northern Ireland

計算方法

よくある質問

エージェント向け

関連ツール

UK Stamp Duty Calculator (SDLT) — England & Northern Ireland

計算方法

よくある質問

エージェント向け

関連ツール