Property calculator

UK Stamp Duty Calculator

Estimate Stamp Duty Land Tax (SDLT) on a residential property purchase in England or Northern Ireland, for a standard purchase, a qualifying first-time buyer purchase, or an additional property. This calculator does not cover Scotland or Wales, which have their own property transaction taxes.

Your estimate

Estimated Stamp Duty

£7,500.00

Based on a £350,000 standard residential purchase

Effective SDLT rate 2.1%

£7,500 SDLT on a £350,000 purchase

Calculation breakdown

Property purchase price: £350,000.00
Amount at 0%: £125,000.00
Amount subject to SDLT: £225,000.00
Estimated Stamp Duty: £7,500.00

For England and Northern Ireland residential property only. Does not include Scotland LBTT, Wales LTT, non-residential or mixed-use property, the non-UK resident surcharge, or specialist reliefs. Selecting first-time buyer or additional property does not itself determine your legal eligibility.

How your Stamp Duty is calculated

Up to £125,000
£125,001 to £250,000
£250,001 to £925,000

Property price band and SDLT charged for this calculation
Property price band	Rate	Amount in band	SDLT charged
Up to £125,000	0%	£125,000.00	£0.00
£125,001 to £250,000	2%	£125,000.00	£2,500.00
£250,001 to £925,000	5%	£100,000.00	£5,000.00

How Stamp Duty Land Tax works

Stamp Duty Land Tax is charged progressively, in the same way as Income Tax. Each rate only applies to the portion of the property price within that band, not to the whole price. Enter your property price and purchase type above for an estimate.

Current Stamp Duty rates

Standard residential rates for England and Northern Ireland, effective from 1 April 2025.

Property price band	Rate
Up to £125,000	0%
£125,001 to £250,000	2%
£250,001 to £925,000	5%
£925,001 to £1,500,000	10%
Above £1,500,000	12%

Stamp Duty for first-time buyers

Qualifying first-time buyers pay no Stamp Duty on the first £300,000 of a property price, and 5% on the portion from £300,001 up to £500,000. If the price is over £500,000, the relief is not available at all, and standard residential rates apply to the whole purchase price rather than only the amount above £500,000.

This calculator does not determine whether you are legally eligible for First-Time Buyers' Relief. Eligibility depends on your own and any joint buyers' circumstances.

Stamp Duty on additional properties

Higher rates, currently 5 percentage points above the standard residential rates, can apply when buying a residential property means you will own more than one. The higher rates do not apply to purchases under £40,000. Exceptions and refunds can apply, including when the new purchase replaces your main residence and your previous main residence is sold within a set time limit.

This calculator does not determine your eligibility for an exception or refund. Check GOV.UK guidance or seek professional advice for your specific circumstances.

Why Stamp Duty is not one flat percentage

Stamp Duty uses progressive bands, so a single overall rate does not apply to the whole property price. For example, on a standard residential purchase, the portion up to £125,000 is taxed at 0%, the next portion up to £250,000 at 2%, and so on. Only the amount within each band is taxed at that band's rate.

Worked Stamp Duty examples

Example	Property price	Estimated SDLT	Effective rate
£250,000 standard	£250,000.00	£2,500.00	1%
£350,000 standard	£350,000.00	£7,500.00	2.14%
£450,000 first-time buyer	£450,000.00	£7,500.00	1.67%
£500,000 first-time buyer	£500,000.00	£10,000.00	2%
£300,000 additional property	£300,000.00	£20,000.00	6.67%
£750,000 standard	£750,000.00	£27,500.00	3.67%

Scotland and Wales use different property taxes

Scotland uses Land and Buildings Transaction Tax (LBTT). Wales uses Land Transaction Tax (LTT). Neither is calculated by this tool; this calculator covers Stamp Duty Land Tax for England and Northern Ireland only.

What this calculator does not include

Scotland Land and Buildings Transaction Tax (LBTT)
Wales Land Transaction Tax (LTT)
Non-residential or mixed-use property
The 2% non-UK resident surcharge
Corporate or non-natural-person special rules
Shared ownership and staircasing
Lease-premium net present value SDLT
Multiple dwellings and other specialist reliefs

Complex transactions may require professional advice. Check GOV.UK guidance if your purchase involves any of the above.

Stamp Duty for specific situations

For a deeper look at how Stamp Duty applies to your situation, see one of these guides.

Situation guides

Stamp Duty by property price

See a full worked breakdown, including first-time buyer and additional-property comparisons, for one of these common property prices.

Property price examples

Questions

Frequently asked questions

How much Stamp Duty will I pay?

It depends on the property price and whether you are buying as a standard purchaser, a qualifying first-time buyer, or an additional property. Enter your figures above for an estimate.

What are the current Stamp Duty rates?

For a standard residential purchase in England and Northern Ireland: 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1,500,000, and 12% above £1,500,000.

Do first-time buyers pay Stamp Duty?

Qualifying first-time buyers pay no Stamp Duty up to £300,000, and 5% on the portion from £300,001 to £500,000. Above £500,000, the relief does not apply at all.

What happens if a first-time buyer property costs more than £500,000?

First-Time Buyers' Relief is not available. Standard residential rates apply to the whole purchase price, not just the amount above £500,000.

How much Stamp Duty is due on a £300,000 property?

As a standard purchase, an estimated £5,000. As a qualifying first-time buyer purchase, £0, since it is within the £300,000 relief threshold. As an additional property, an estimated £20,000.

How much Stamp Duty is due on a £500,000 property?

As a standard purchase, an estimated £15,000. As a qualifying first-time buyer purchase, an estimated £10,000, the maximum relief available.

Do I pay more Stamp Duty on a second home?

Usually yes. Higher rates, currently 5 percentage points above standard rates, can apply when buying a residential property means you will own more than one, unless an exception applies.

Is buy-to-let subject to higher Stamp Duty rates?

Generally yes, if it means you will own more than one residential property. Select Additional property to see an estimate.

Do I pay Stamp Duty when replacing my main home?

The higher rates for additional properties do not usually apply if you are replacing your main residence and sell your previous main residence within the relevant time limit. If you have not yet sold it, higher rates can apply initially, with a refund potentially available afterwards. Check GOV.UK guidance for your circumstances.

Is Stamp Duty the same in Scotland and Wales?

No. Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax, both with their own rates and bands. This calculator covers Stamp Duty Land Tax for England and Northern Ireland only.

Does this calculator include the non-UK resident surcharge?

No. A 2% surcharge can apply to non-UK residents buying residential property in England or Northern Ireland, which is not included in this calculator.

Official sources

Last reviewed

Reviewed 11 August 2026
Version 1.0.0

This calculator provides an estimate of Stamp Duty Land Tax for residential property in England and Northern Ireland only. It is not financial or legal advice and does not determine eligibility for any relief, exception or refund. It does not cover Scotland, Wales, non-residential or mixed-use property, the non-UK resident surcharge, or specialist reliefs. Check GOV.UK guidance or seek professional advice if you are unsure.