Stamp Duty Calculator (UK)
Buying a property in England or Northern Ireland means paying Stamp Duty Land Tax on the purchase price. This tax applies to residential properties above £125,000 for most buyers, though first-time buyers benefit from a higher threshold of £300,000 on properties up to £500,000.
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Many buyers underestimate their stamp duty bill because they assume a single percentage applies to the whole price. In reality, stamp duty works on a tiered system – you pay different rates on different portions of the price, similar to income tax bands. Another common mistake is forgetting the additional property surcharge of 5% that applies if you're buying a second home or buy-to-let, which is charged from the first pound on qualifying purchases of £40,000 or more.
Understanding your stamp duty liability before making an offer helps you budget accurately and avoid surprises at completion. Your solicitor will collect the payment and submit it to HMRC within 14 days of completion, so knowing the figure in advance ensures your finances are in order when the time comes.
Property Details
Residential purchase estimate. Uses rates checked on 2 October 2026, without historical contract protection. Future purchases assume these published rates continue.
One dwelling bought by an individual, with the correct buyer category already established. Where first-time buyer relief is offered, it assumes every buyer meets the ownership and main-home conditions. Replacing a main residence can avoid additional-property rates even if you own other property.
Excludes linked transactions, companies/trusts, mixed or non-residential use, lease rent, shared ownership, other reliefs and the non-UK-resident SDLT surcharge. Confirm these cases and any refund conditions with your conveyancer.
What this bill means for your purchase
Budget for Stamp Duty in funds available at completion, alongside your deposit and other moving costs. Your solicitor will usually collect it from you and pay HMRC within 14 days. Any extra borrowing depends on your lender's affordability and loan-to-value limits.
For a qualifying second-home or buy-to-let purchase of £40,000 or more, the 5% surcharge applies from the first pound. Below £40,000, ordinary unlinked purchases do not attract higher rates. First-time buyers in England and Northern Ireland pay nothing on the first £300,000 of qualifying properties up to £500,000. Once you know your SDLT, see the full picture of fees in the Cost of Buying a House Calculator.
How Stamp Duty works in England and Northern Ireland
What is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land over a certain price in England and Northern Ireland. It's collected by HM Revenue & Customs (HMRC) and applies to both freehold and leasehold purchases.
When does Stamp Duty apply?
You'll need to pay SDLT if you're buying:
- A standard residential property over £125,000 (or over £300,000 for qualifying first-time buyers on purchases up to £500,000)
- A qualifying additional residential property costing £40,000 or more
- Non-residential land or property over £150,000
You don't pay SDLT if the property is left to you in a will, transferred due to divorce, or bought for less than the threshold.
Why are rates banded?
SDLT uses a progressive system, similar to income tax. You don't pay a single rate on the whole price – instead, different portions of the purchase price are taxed at different rates.
For example, on a standard £300,000 home, you'd pay 0% on the first £125,000, 2% on the next £125,000 and 5% on the remaining £50,000: £5,000 in total. This means the tax increases gradually as property values rise, rather than jumping suddenly when you cross a threshold.
When must Stamp Duty be paid?
You must file a return and pay SDLT within 14 days of completion – the day when the property legally becomes yours. In practice, your solicitor or conveyancer handles this for you. They'll include the SDLT amount in your completion statement and submit the payment to HMRC on your behalf.
If you miss the deadline, you may face penalties and interest charges, so it's important this is handled promptly.
Current SDLT Rates for England & Northern Ireland
| Property Price Band | Standard Rate | First-Time Buyer | Additional Property |
|---|---|---|---|
| £0 – £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% | 7% |
| £250,001 – £300,000 | 5% | 0% | 10% |
| £300,001 – £500,000 | 5% | 5% | 10% |
| £500,001 – £925,000 | 5% | 5%* | 10% |
| £925,001 – £1,500,000 | 10% | 10%* | 15% |
| Over £1,500,000 | 12% | 12%* | 17% |
* First-time buyer relief only applies to properties up to £500,000. Above this threshold, standard rates apply. Additional-property rates apply only to qualifying purchases of £40,000 or more; below that, ordinary unlinked purchases use standard rates.
Rates checked 2 October 2026. Confirm eligibility and complex transactions using HMRC guidance linked above.
Stamp Duty examples
£300,000 property
£0
The entire purchase price falls within the £0–£300,000 nil-rate band, which is tax-free for first-time buyers.
£450,000 property
£12,500
No tax on the first £125,000, then 2% on the next £125,000 (£2,500) and 5% on the remaining £200,000 (£10,000): £12,500 in total.
£600,000 property
£50,000
Higher rates apply: 5% on £0–£125k (£6,250), 7% on £125k–£250k (£8,750), and 10% on £250k–£600k (£35,000).
Stamp Duty FAQs
Frequently Asked Questions
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