Stamp Duty Calculator
United Kingdom – Property
Stamp Duty (SDLT) calculator
Work out the Stamp Duty on your property purchase in England and Northern Ireland — for home movers, first-time buyers, and additional properties — with a clear band-by-band breakdown.
Enter property details
First-time buyer relief applies up to £500,000. Additional properties carry a 5% surcharge.
Stamp Duty to pay
£7,500
On a £350,000 property
Effective rate
2.14%
Total tax as a share of the price
How the tax is calculated, band by band
| Portion of price | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 0% | £0.00 |
| £125,000 – £250,000 | 2% | £2,500.00 |
| £250,000 – £350,000 | 5% | £5,000.00 |
| Total | £7,500.00 |
Stamp Duty is charged in slices: each portion of the price is taxed only at that band’s rate, not the whole price at a single rate.
What this means
A home mover purchasing at £350,000 would owe £7,500 in Stamp Duty — an effective rate of 2.14% across the whole price.
- These rates apply to England and Northern Ireland. Scotland uses LBTT and Wales uses LTT, with different bands.
- First-time buyers pay nothing up to £300,000 and 5% on the portion from £300,001 to £500,000.
- Second homes and buy-to-let purchases add a 5% surcharge on top of every standard band.
How Stamp Duty is calculated
Stamp Duty Land Tax is charged in bands, like income tax. Each portion of the purchase price falls into a band and is taxed only at that band’s rate — so a higher price doesn’t push your whole purchase into a single higher rate. For a standard home move, the first £125,000 is tax-free, the slice from £125,001 to £250,000 is taxed at 2%, from £250,001 to £925,000 at 5%, from £925,001 to £1.5m at 10%, and anything above £1.5m at 12%. The calculator shows exactly how much falls into each band.
First-time buyer relief
If you and anyone else buying with you have never owned a property before, you get a discount. First-time buyers pay no Stamp Duty on the first £300,000 and 5% on the part between £300,001 and £500,000. The relief is all-or-nothing at the top: if the property costs more than £500,000, you get no first-time buyer discount and pay the standard rates instead. Select “First-time buyer” above to apply it.
Second homes and buy-to-let
Buying an additional residential property — a second home or a buy-to-let — priced at £40,000 or more means a 5% surcharge on top of every standard band. That makes the effective rate noticeably higher, especially on lower-priced properties where the tax-free band disappears. The calculator adds this surcharge automatically when you choose “Additional property”.
Example
On a £350,000 home, a standard buyer pays £7,500 (£0 on the first £125,000, £2,500 at 2% on the next £125,000, and £5,000 at 5% on the final £100,000). A first-time buyer pays just £2,500 on the same property, while someone buying it as a second home pays £25,000 once the 5% surcharge is applied. Enter your own price above to see all three scenarios for your purchase.
Limitations & disclaimer
This calculator covers residential Stamp Duty for England and Northern Ireland using rates effective from April 2025. It does not cover Scotland (LBTT), Wales (LTT), non-residential or mixed-use property, company purchases, or reliefs beyond first-time buyer relief. Rates and thresholds can change in government budgets. This is an estimate, not tax advice — confirm the amount with your solicitor or HMRC.
FAQs
What is Stamp Duty (SDLT)?
Stamp Duty Land Tax (SDLT) is a tax you pay when you buy a property or land over a certain price in England and Northern Ireland. It is charged in bands: each slice of the purchase price is taxed at that band’s rate, so you never pay a single flat rate on the whole price.
How much Stamp Duty does a first-time buyer pay?
First-time buyers pay no Stamp Duty on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000, first-time buyer relief does not apply and standard rates are used instead.
Do I pay extra Stamp Duty on a second home or buy-to-let?
Yes. Additional residential properties — second homes and buy-to-let purchases of £40,000 or more — carry a 5% surcharge on top of every standard band. This calculator applies that surcharge automatically when you select "Additional property".
Does this calculator work for Scotland and Wales?
No. Scotland and Wales have their own property purchase taxes — Land and Buildings Transaction Tax (LBTT) in Scotland and Land Transaction Tax (LTT) in Wales — with different bands and thresholds. This calculator covers Stamp Duty for England and Northern Ireland only.
When do I have to pay Stamp Duty?
Stamp Duty must be paid within 14 days of completing your property purchase. In practice your solicitor or conveyancer usually files the return and pays HMRC on your behalf, adding the amount to your completion statement.