Use this free UK stamp duty calculator to work out how much Stamp Duty Land Tax you will pay on a home in England or Northern Ireland, with first-time buyer relief and second home rates.
England & Northern Ireland · SDLT 2026UK Stamp Duty Calculator
For England and Northern Ireland only. Scotland and Wales have their own property taxes.
Our free UK stamp duty calculator works out the Stamp Duty Land Tax (SDLT) you will pay when you buy a home in England or Northern Ireland. First, enter the price. Then choose whether you are moving home, buying your first home or buying an additional property. As a result, you see the total tax and how much you pay on each band.
How the UK Stamp Duty Calculator Works
Stamp duty is not charged on the whole price at one rate. Instead, the price is split into slices, and each slice is taxed at its own rate, just like income tax.
First, the price is divided into the SDLT bands.
Then each slice is taxed at its band’s rate, plus any surcharge.
Finally, the amounts are added together to give your total.
Example
£300,000 home: £0 + 2% of £125,000 + 5% of £50,000 = £5,000
Stamp Duty Rates in England and Northern Ireland
According to GOV.UK, these are the current rates for a home mover. In other words, they apply when you replace your main home.
| Part of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Over £1.5 million | 12% |
UK Stamp Duty Calculator Examples
For example, here are three buyers. In each case, the buyer is a UK resident.
They are moving to a £300,000 house and selling their old home.
- First: £125,000 at 0% £0
- Then: £125,000 at 2% £2,500
- Finally: £50,000 at 5% £2,500
She is buying her first flat for £450,000, so relief applies.
- First: £300,000 at 0% £0
- Then: £150,000 at 5% £7,500
- Finally: saving vs standard £5,000
In contrast, he is buying a £300,000 rental, so the 5% surcharge applies.
- First: standard tax £5,000
- Then: 5% of £300,000 £15,000
- Finally: total £20,000
UK Stamp Duty Table by House Price
This table compares the three main buyer types. In each case, the buyer is a UK resident.
| Price | Home mover | First-time buyer | Additional property |
|---|---|---|---|
| £200,000 | £1,500 | £0 | £11,500 |
| £250,000 | £2,500 | £0 | £15,000 |
| £300,000 | £5,000 | £0 | £20,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £750,000 | £27,500 | £27,500 | £65,000 |
| £1,000,000 | £43,750 | £43,750 | £93,750 |
First-time buyer relief does not apply above £500,000.
First-Time Buyer Relief
If you have never owned a home anywhere in the world, you pay 0% on the first £300,000 and 5% on the part from £300,001 to £500,000. However, if the price is over £500,000, you lose the relief completely. Also, if you buy with a partner, both of you must be first-time buyers to qualify.
Second Homes and Buy-to-Let
If you will own more than one home after the purchase, a 5% surcharge is added to every band. For example, this applies to second homes, holiday homes and most buy-to-let properties. Nevertheless, if you are replacing your main home and sell the old one within 36 months, you can claim the surcharge back from HMRC.
Scotland and Wales Are Different
Stamp duty only applies in England and Northern Ireland. In Scotland, you pay Land and Buildings Transaction Tax, and in Wales you pay Land Transaction Tax. Both have their own bands and reliefs, so the results here won’t match.
How to Use the UK Stamp Duty Calculator
- First, enter the price you are paying for the property.
- Next, choose whether you are a home mover, a first-time buyer or buying an additional property.
- Then tick the box if you are not a UK resident.
- Finally, press Calculate Stamp Duty to see your total and the band-by-band breakdown.
More Property Calculators
These tools also help you plan a home purchase. Alternatively, browse all our financial calculators.
UK Stamp Duty Calculator FAQs
How is stamp duty calculated in the UK?
Stamp duty is charged in slices, like income tax. First, the part of the price up to £125,000 is taxed at 0%. Then each higher slice is taxed at its own rate, and the amounts are added together.
Do first-time buyers pay stamp duty?
First-time buyers pay nothing on the first £300,000 and 5% on the part from £300,001 to £500,000. However, if the price is over £500,000, no relief applies and standard rates are used.
How much is stamp duty on a £300,000 house?
A home mover pays £5,000 on a £300,000 home. In contrast, a first-time buyer pays nothing, and someone buying a second home or buy-to-let pays £20,000.
When do I have to pay stamp duty?
You must send an SDLT return to HMRC and pay the tax within 14 days of completion. Usually, your solicitor or conveyancer does this for you.
Do I pay the 5% surcharge if I’m replacing my home?
Not if you sell your previous main home before or at the same time. However, if you buy first and sell later, you pay the surcharge but can claim it back if you sell within 36 months.
Does stamp duty apply in Scotland and Wales?
No. Scotland has Land and Buildings Transaction Tax, and Wales has Land Transaction Tax. Therefore, this calculator is only for England and Northern Ireland.
Disclaimer: This calculator gives an estimate for general information only and is not tax advice. Special rules apply to some purchases, such as shared ownership, mixed-use property and purchases by companies. Moreover, rates can change, so check GOV.UK or ask your conveyancer.