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Stamp Duty Calculator

Enter the property price and your situation to see how much Stamp Duty Land Tax you would pay, and how it is worked out.

Your purchase

For residential property in England and Northern Ireland.

£

Which applies to you?
Are you a UK resident?

Your results will appear here

Enter the property price and tell us about your purchase, then press Calculate to see how much Stamp Duty you'd pay.

Stamp Duty rates

Stamp Duty Land Tax (SDLT) is paid when you buy a home in England or Northern Ireland. These rates apply from 1 April 2025. You pay each rate only on the part of the price that falls within that band.

  • Up to £125,000: 0%
  • £125,001 to £250,000: 2%
  • £250,001 to £925,000: 5%
  • £925,001 to £1,500,000: 10%
  • Above £1,500,000: 12%

First-time buyers pay 0% up to £300,000 and 5% on the portion up to £500,000. Homes costing more than £500,000 don't qualify for the relief.

If you'll own more than one home, a 5% surcharge is added to every band (on properties of £40,000 or more). Buyers who aren't UK resident pay a further 2%.

Worked examples

  • Moving home and buying for £300,000: £5,000.
  • A first-time buyer paying £450,000: £7,500.
  • A second home or buy-to-let for £300,000: £20,000.

Open the first example in the calculator to see how each band adds up.

Frequently asked questions

Who counts as a first-time buyer?

Someone who has never owned a home in the UK or anywhere else. If you are buying with someone else, you must both be first-time buyers to get the relief.

Do I pay the surcharge if I'm replacing my main home?

Not usually. If you sell your old main home before or on the same day as buying the new one, the higher rates don't apply. If you buy first and sell within 3 years, you may be able to claim back the extra.

When do I pay Stamp Duty?

You must send an SDLT return and pay within 14 days of completion. Your solicitor or conveyancer usually does this for you.

What about Scotland and Wales?

Stamp Duty doesn't apply there. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, each with its own rates. See the links below.

Sources

This calculator uses the residential Stamp Duty Land Tax rates published by HMRC, in force from 1 April 2025. Rates were last checked on 15 October 2026. Always confirm with the official sources below before making financial decisions.