UK Stamp Duty Calculator

How UK stamp duty works

This calculator is free, needs no sign-up, and runs entirely in your browser. It is for anyone buying a home in England or Northern Ireland who wants to know the stamp duty bill before they offer. Enter the property price and your buyer type, and it shows the total tax, the effective rate and the breakdown for each band.

How is stamp duty worked out in England?

Stamp duty land tax, or SDLT, is charged in slices, so each part of the price pays a different rate. You pay nothing on the first £125,000, 2% on the part from £125,001 to £250,000, 5% up to £925,000, 10% up to £1,500,000 and 12% above that. The calculator below applies those April 2025 rates band by band.

Worked example: on a £300,000 home, a home mover pays 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £50,000 (£2,500), for a total of £5,000.

What is first-time buyer relief?

First-time buyers pay no stamp duty on the first £300,000 of a home costing up to £500,000, under April 2025 rates. On the part from £300,001 to £925,000 the rate is 5%, then 10% up to £1,500,000 and 12% above. If the home costs more than £500,000, the relief does not apply and standard rates are charged.

That means a first-time buyer pays nothing on a £300,000 home, while a home mover pays £5,000 on the same price. On a £500,000 home, a first-time buyer pays 5% on the £200,000 above £300,000, which is £10,000.

What is the additional property surcharge?

Buying a second home or a buy-to-let property adds a 5% surcharge to every stamp duty band, under the rates in force from April 2025. The bands become 5%, 7%, 10%, 15% and 17% instead of 0%, 2%, 5%, 10% and 12%. On a £300,000 additional property the bill is £20,000, four times the £5,000 a home mover pays.

The surcharge applies to second homes and buy-to-let purchases, including properties bought through a company. There are limited exceptions, such as replacing a main home that has been sold, so check the rules on GOV.UK before you complete.

Does this calculator cover Scotland and Wales?

No. This calculator covers England and Northern Ireland only, where stamp duty land tax applies. Scotland charges land and buildings transaction tax, known as LBTT, and Wales charges land transaction tax, known as LTT. Both have different bands, rates and reliefs, so a purchase in Scotland or Wales needs its own calculator.

Scotland and Wales set their own property taxes. The bands, the starting thresholds and the first-time buyer reliefs are all different from the English SDLT system, so an English figure will not match a Scottish or Welsh bill.

When is stamp duty paid?

Stamp duty is normally paid within 14 days of completion, and your solicitor or conveyancer usually files the return and pays it for you. The amount is based on the purchase price on the completion date. Missing the deadline can lead to penalties and interest, so confirm the date with your conveyancer before you complete.

Your solicitor will normally ask for the stamp duty money before completion day, so that the return can be filed and the payment sent on time. Keep the receipt and the return reference with your purchase paperwork.

Can stamp duty be added to a mortgage?

Some buyers add stamp duty to their mortgage, but most lenders treat it as part of the total borrowing, which means paying interest on it for years. Others pay it from savings so the mortgage covers the home only. Your lender and solicitor can tell you which option fits your deposit and affordability checks.

Adding the tax to the mortgage also raises the loan-to-value ratio, which can change the interest rate a lender offers. Paying it from savings keeps the mortgage smaller, but it leaves less cash for moving costs and repairs.