Stamp Duty calculator
Find out how much Stamp Duty you'd pay on your new home, then read how it all works below.
How much will I pay?
Stamp Duty to pay
£0
| Band | Rate | Tax |
|---|
This calculator gives an estimate for residential purchases in England and Northern Ireland. It doesn't cover every situation, such as buying through a company, shared ownership or mixed-use property. Your solicitor will confirm the exact amount.
What is Stamp Duty?
Stamp Duty Land Tax (SDLT) is a tax you pay when you buy a home or land in England or Northern Ireland. How much you pay depends on the price, whether you're a first-time buyer, and whether you already own another property.
How it's worked out
Stamp Duty is charged in bands, a bit like income tax. You only pay each rate on the part of the price that falls within that band, not on the whole price. For example, on a £400,000 home you pay nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £150,000. That comes to £10,000 in total.
Who pays, and when
The buyer pays Stamp Duty, not the seller. It must be paid, and a return sent to HM Revenue & Customs, within 14 days of completion. Your solicitor or conveyancer normally does this for you and will ask for the money before completion, so build it into your budget from day one.
Standard rates
These apply if you're buying your only or main home and you don't qualify as a first-time buyer, for example when you're moving 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% |
First-time buyers
If you, and anyone you're buying with, have never owned a home anywhere in the world, you pay a reduced rate on a home you'll live in. You pay nothing on the first £300,000 and 5% on the part from £300,001 to £500,000. If the price is over £500,000, the relief doesn't apply and you pay the standard rates.
| Part of the price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
Buying an additional property
If buying the home means you'll own more than one residential property, such as a second home or a buy-to-let, you usually pay an extra 5% on top of every band. This doesn't apply to properties costing less than £40,000. If you're replacing your main home, you may be able to reclaim the extra 5% once your previous home is sold within three years.
Buyers who aren't UK resident
Broadly, if you haven't spent at least 183 days in the UK in the year before you buy, a further 2% is added to every band. This applies on top of first-time buyer and additional property rates.
Rates checked against GOV.UK guidance for England and Northern Ireland on 1 October 2026. Scotland and Wales have their own taxes.
Selling before you buy?
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