Stamp Duty Calculator
Work out the stamp duty land tax on a residential purchase in England or Northern Ireland, including first-time buyer relief, the additional property surcharge and the non-resident surcharge. Every figure is calculated band by band, exactly as HMRC does it.
| Band | Rate | Tax |
|---|
Based on HMRC rates for England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax, so the figures here do not apply there. This is a guide, not tax advice.
How stamp duty is calculated
SDLT is charged on the portion of the price that falls inside each band, not on the whole price at one rate. That is why a £295,000 purchase costs £4,750 rather than 5% of £295,000. The calculator above shows each slice, so you can see exactly where the money goes.
Standard residential rates
| Portion of price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
First-time buyers
If you and everyone you are buying with are first-time buyers, you pay nothing on the first £300,000 and 5% on the portion from £300,001 to £500,000. Above £500,000 the relief is withdrawn completely and the standard rates apply to the whole price — which is why a £510,000 first purchase can cost noticeably more than a £495,000 one.
Additional property and non-residents
Buying a second home or a buy-to-let adds 5% to every band. If you are replacing your main residence and sell the old one within 36 months, you can claim a refund of that surcharge. Buyers who are not UK resident for the 183-day test pay a further 2%.
Worked examples
- £295,000, moving home: 0% on £125,000 + 2% on £125,000 + 5% on £45,000 = £4,750
- £295,000, first-time buyer: nothing, because the whole price sits under £300,000 = £0
- £500,000, first-time buyer: 0% on £300,000 + 5% on £200,000 = £10,000
- £295,000, additional property: £4,750 + 5% of £295,000 = £19,500
Frequently asked questions
When is stamp duty paid?
Within 14 days of completion. Your solicitor or conveyancer normally files the return and pays HMRC on your behalf, collecting the money from you at completion.
Does the calculator include the surcharge for a second home?
Yes. Choose "Additional property" and 5% is added to every band. The 2% non-resident surcharge can be combined with it using the checkbox.
What if I am buying with someone who is not a first-time buyer?
The relief requires every buyer to be a first-time buyer. If one of you has owned a home before, the standard rates apply to the whole purchase.