Stamp Duty Calculator

Work out the Stamp Duty Land Tax (SDLT) on a home in England or Northern Ireland, for home movers, first-time buyers, investors and overseas buyers.

Stamp duty to pay

Enter a property price to see your stamp duty.

England and Northern Ireland rates from 1 April 2025. Scotland and Wales have separate taxes (LBTT and LTT).

Current stamp duty rates

SDLT is charged in slices: each rate applies only to the part of the price that falls within its band.

Home movers

Price band	Rate
Up to £125,000	0%
£125,000 – £250,000	2%
£250,000 – £925,000	5%
£925,000 – £1,500,000	10%
Above £1,500,000	12%

First-time buyers (homes up to £500,000)

Price band	Rate
Up to £300,000	0%
£300,000 – £500,000	5%

Additional properties

Standard rates plus 5% on every band.

Price band	Rate
Up to £125,000	5%
£125,000 – £250,000	7%
£250,000 – £925,000	10%
£925,000 – £1,500,000	15%
Above £1,500,000	17%

Non-UK residents pay a further 2% on every band, on top of whichever rates above apply.

A guide to stamp duty when buying in England

What is Stamp Duty Land Tax?

Stamp Duty Land Tax (SDLT) is a tax you pay to HMRC when you buy a residential property or land in England or Northern Ireland above a certain price. It is due on completion and your solicitor normally files the return and pays it for you, within 14 days of completion.

How is stamp duty calculated?

SDLT works like income tax bands. The price is split into slices and each slice is taxed at its own rate, so a higher rate only applies to the portion of the price above each threshold, not to the whole amount.

For example, a home mover buying at £500,000 pays nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £250,000 (£12,500): a total of £15,000.

First-time buyer relief

If you and anyone you are buying with have never owned a home, in the UK or anywhere else, you pay no stamp duty on the first £300,000 and 5% on the portion up to £500,000. If the price is above £500,000 the relief is lost entirely and standard rates apply to the whole purchase.

Buying an additional property or buy-to-let

If you will own more than one home at the end of the day of the purchase, and you are not replacing your main residence, a 5% surcharge is added to every band. This applies to most buy-to-let and second-home purchases, including purchases through a company.

Overseas and non-UK resident buyers

Buyers who are not UK resident for SDLT purposes pay a further 2% surcharge on top of the rates that would otherwise apply. Broadly, you are non-resident if you spent fewer than 183 days in the UK during the 12 months before your purchase. If you then spend 183 days in the UK in any continuous 12-month period within the year either side of completion, you may be able to claim the surcharge back.

As an overseas investor buying a buy-to-let, both surcharges usually apply together. Our team works with international buyers every week and can introduce you to solicitors and mortgage advisers who specialise in non-resident purchases.

Stamp duty questions

When do I pay stamp duty?

Stamp duty must be reported and paid to HMRC within 14 days of completion. In practice your conveyancing solicitor submits the SDLT return and pays it from funds you transfer to them before completion.

Do I pay stamp duty on a new-build property?

Yes. New-build homes are taxed at the same rates as any other residential property. The price used is the price you pay the developer, including any extras you pay for as part of the purchase.

Can I add stamp duty to my mortgage?

Stamp duty is usually paid from your own funds, but some buyers borrow a larger amount to cover it. Whether that's possible depends on the lender, your deposit and the loan-to-value. A mortgage adviser can tell you what's achievable.

I'm replacing my main home but haven't sold yet. Do I pay the surcharge?

If you buy your new main home before selling your previous one, the additional property surcharge applies at first. If you sell your previous main home within three years, you can usually claim the surcharge back from HMRC.

Does stamp duty apply in Scotland and Wales?

No. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), each with its own rates. This calculator covers England and Northern Ireland only.

Is this calculator a substitute for legal advice?

No. It gives an estimate for standard residential purchases. Leaseholds with high ground rent, mixed-use property, company purchases over £500,000, shared ownership and multiple-dwelling purchases can be taxed differently. Always confirm the figure with your solicitor.

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This calculator provides an estimate for general information only and is not tax or legal advice. Figures are based on the rates published by HMRC and assume a standard residential purchase. Your solicitor will confirm the exact amount payable.