Stamp duty calculator
Find out how much Stamp Duty Land Tax you'll pay when buying a home in England or Northern Ireland, with a band-by-band breakdown. Uses the rates in force since 1 April 2025.
Stamp duty rates in England and Northern Ireland
Stamp Duty Land Tax (SDLT) is charged in slices, like Income Tax. You pay each rate only on the part of the price that falls within that band. These rates have applied since 1 April 2025:
| Portion of the price | Home movers | Additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
First-time buyers
First-time buyers pay 0% up to £300,000 and 5% from £300,001 to £500,000. If the property costs more than £500,000, there is no relief and normal rates apply to the whole price. Everyone buying must be a first-time buyer, and you must intend to live in the property as your main home.
Second homes and buy-to-let
The higher rates for additional dwellings add 5 percentage points to every band. They usually apply if you will own more than one home at the end of the day of purchase. If you're replacing your main home but haven't sold the old one yet, you pay the higher rates but can claim a refund if you sell within three years.
Non-UK residents
Buyers who haven't been in the UK for at least 183 days in the 12 months before buying pay an extra 2% on top of any other rates.
Stamp duty examples
| 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 |
This calculator covers freehold and leasehold purchases of residential property in England and Northern Ireland. It doesn't cover shared ownership, mixed-use or commercial property, multiple dwellings or company purchases over £500,000. Check the final figure with your conveyancer.
Frequently asked questions
How much stamp duty do I pay on a £300,000 house?
A home mover pays £5,000 on a £300,000 home: nothing on the first £125,000, 2% (£2,500) on the next £125,000 and 5% (£2,500) on the remaining £50,000. A first-time buyer pays nothing, because first-time buyer relief covers purchases up to £300,000.
What is first-time buyer relief?
If you and everyone you're buying with have never owned a home anywhere in the world, you pay no stamp duty on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000 the relief doesn't apply and you pay normal rates.
How much extra stamp duty is there on a second home?
Buying an additional residential property, such as a buy-to-let or holiday home, adds a 5% surcharge to every band. Purchases under £40,000 are exempt from the surcharge.
When do I have to pay stamp duty?
You must file a return and pay HMRC within 14 days of completion. Your solicitor or conveyancer usually does this for you and adds the cost to your completion statement.
Does this work for Scotland or Wales?
No. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), each with different rates. This calculator is for England and Northern Ireland only.
Last checked 5 October 2026.