Stamp Duty Calculator
Stamp Duty Land Tax for England and Northern Ireland at the rates from 1 April 2025, with first-time buyer relief, the 5% surcharge and a band-by-band table.
Stamp Duty Calculator: with the default inputs, stamp duty due (£) is 7,500.
The chargeable consideration — normally the agreed price of the property.
First-time buyer relief needs every buyer to be a first-time buyer, and is lost above £500,000.
Payable to HMRC within 14 days of completion.
- Effective rate
- 2.14%Stamp duty as a percentage of the purchase price.
- Rate on the top slice
- 5%The marginal rate your last pound of price is taxed at.
- Price plus stamp duty (£)
- 357,500
- Duty at standard rates (£)
- 7,500What a home-mover would pay on the same price, for comparison.
- Relief saved / surcharge added (£)
- 0Negative means you pay less than a standard home-mover; positive means more.
Assumptions
- England and Northern Ireland only. Scotland (LBTT) and Wales (LTT) are different taxes with different thresholds.
- Standard residential rates as in force from 1 April 2025; first-time buyer relief nil to £300,000 then 5% to £500,000; additional-dwelling surcharge 5 percentage points from 31 October 2024, applying only at £40,000 and above. Verified against gov.uk on 9 September 2026.
- Freehold residential purchase of a single dwelling, taxed on the price alone. No leasehold rent NPV, no linked transactions, no multiple-dwellings relief (abolished for transactions from 1 June 2024), no non-residential or mixed-use schedule.
- The flat 17% rate for corporate bodies buying residential property over £500,000 is not applied.
- Chargeable consideration is assumed to equal the purchase price — fixtures, fittings and separately-valued chattels can reduce it slightly.
| Portion of the price | Rate | Your price in this band (£) | Duty (£) |
|---|---|---|---|
| £0 – £125,000 | 0% | 125,000 | 0 |
| £125,000 – £250,000 | 2% | 125,000 | 2,500 |
| £250,000 – £925,000 | 5% | 100,000 | 5,000 |
| £925,000 – £1,500,000 | 10% | 0 | 0 |
| Above £1,500,000 | 12% | 0 | 0 |
How this is worked out
The formula
Stamp duty = Σ over bands of (portion of the price falling in the band × that band's rate) Standard residential rates (England & NI, from 1 April 2025): £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% First-time buyer relief (price £500,000 or less): £0 – £300,000 0% £300,001 – £500,000 5% Additional dwellings: +5 percentage points on every band, where the price is £40,000 or more Non-UK resident: +2 percentage points on every band
Open How it’s calculated above to see this worked through with your own numbers.
What you enter
- Purchase price
- The chargeable consideration — normally the agreed price of the property.in dollars · 0 or more · defaults to 350000
- Who is buying
- First-time buyer relief needs every buyer to be a first-time buyer, and is lost above £500,000.Moving home (replacing my main residence) · First-time buyer · Second home or buy-to-let (additional property)
- Non-UK resident buyer(under More options)
- Adds 2 percentage points to every band for purchases on or after 1 April 2021.defaults to off
What you get back
- Stamp duty due (£)main answer
- Payable to HMRC within 14 days of completion.
- Effective rate
- Stamp duty as a percentage of the purchase price.
- Rate on the top slice
- The marginal rate your last pound of price is taxed at.
- Price plus stamp duty (£)
- Duty at standard rates (£)
- What a home-mover would pay on the same price, for comparison.
- Relief saved / surcharge added (£)
- Negative means you pay less than a standard home-mover; positive means more.
What this assumes
- England and Northern Ireland only. Scotland (LBTT) and Wales (LTT) are different taxes with different thresholds.
- Standard residential rates as in force from 1 April 2025; first-time buyer relief nil to £300,000 then 5% to £500,000; additional-dwelling surcharge 5 percentage points from 31 October 2024, applying only at £40,000 and above. Verified against gov.uk on 9 September 2026.
- Freehold residential purchase of a single dwelling, taxed on the price alone. No leasehold rent NPV, no linked transactions, no multiple-dwellings relief (abolished for transactions from 1 June 2024), no non-residential or mixed-use schedule.
- The flat 17% rate for corporate bodies buying residential property over £500,000 is not applied.
- Chargeable consideration is assumed to equal the purchase price — fixtures, fittings and separately-valued chattels can reduce it slightly.
About this calculator
Stamp Duty Land Tax is charged in slices, exactly like income tax. A £350,000 house does not attract one rate on the whole price — the first £125,000 is free, the next £125,000 is taxed at 2%, and only the remaining £100,000 is taxed at 5%. That is why the bill on a £350,000 home is £7,500 and not £17,500. This page shows every slice.
England and Northern Ireland only
SDLT is not a UK-wide tax. Scotland replaced it with Land and Buildings Transaction Tax in 2015 and Wales with Land Transaction Tax in 2018, and both use different thresholds — Wales, for example, charges nothing below £225,000 but has no first-time buyer relief at all. If your property is in Scotland or Wales, the numbers here are simply the wrong tax. Use Revenue Scotland or the Welsh Revenue Authority instead; both are linked below.
The three situations
- Moving home. Standard rates. Nothing below £125,000.
- First-time buyer. Nil-rate band stretches to £300,000, then 5% up to £500,000. Every buyer on the deed must be a first-time buyer, anywhere in the world. Above £500,000 the relief disappears completely — not tapered, gone — so a £505,000 purchase costs about £3,750 more in tax than a £500,000 one. That cliff edge is worth negotiating around.
- Additional property. Buying a second home, a buy-to-let, or a home before you have sold your old one adds 5 percentage points to every band, including the 0% band, so duty starts from the first pound. The surcharge rose from 3% to 5% on 31 October 2024. It applies only where the price is £40,000 or more. If the purchase is genuinely a replacement main residence and you sell the previous one within three years, you can reclaim the surcharge from HMRC.
What this does not cover
Non-residential and mixed-use property has its own, lower schedule. Leasehold purchases can attract additional duty on the net present value of the rent. Multiple-dwellings relief was abolished for transactions from 1 June 2024. Companies and other "non-natural persons" buying residential property over £500,000 may face a flat 17% rate. Shared ownership, linked transactions, and purchases of six or more dwellings all have special treatment. The 2% non-UK-resident surcharge is available under More options.
Paying it
You have 14 days from completion to file the SDLT return and pay. In practice your conveyancer does both and asks you for the money at completion, so budget for it as cash on the day — it cannot be added to the mortgage.
Frequently asked questions
▸How much stamp duty do I pay on a £300,000 house?
£5,000 as a home mover: nothing on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the final £50,000 (£2,500). A first-time buyer pays nothing at all at £300,000, because that is exactly where their nil-rate band ends.
▸What is the stamp duty threshold in 2026?
£125,000 for most buyers and £300,000 for first-time buyers, both in force since 1 April 2025 when the temporary higher thresholds introduced in 2022 ended.
▸Do first-time buyers pay stamp duty?
Not below £300,000. Between £300,000 and £500,000 they pay 5% on the excess. Above £500,000 the relief is withdrawn entirely and standard rates apply to the whole price.
▸How much is the second home stamp duty surcharge?
5 percentage points on top of every band, for transactions on or after 31 October 2024, where the price is £40,000 or more. It is reclaimable if you were replacing your main residence and sell the old home within three years.
▸Does this work for Scotland or Wales?
No. Scotland charges LBTT and Wales charges LTT, with their own thresholds and their own surcharges. This calculator is England and Northern Ireland only.
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