UK Stamp Duty Calculator
Calculate Stamp Duty Land Tax on residential property in England and Northern Ireland, including first-time buyer relief.
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Quick Tip
Enter the agreed purchase price of the property.
About This Tool
Why use UK Stamp Duty Calculator?
This calculator works out Stamp Duty Land Tax on residential property in England and Northern Ireland for purchases completing on or after 1 April 2025. SDLT is charged in bands, so each slice of the price is taxed at its own rate rather than the whole price being taxed at one rate.
Example at £420,000. A standard buyer pays nothing on the first £125,000, 2% on the slice to £250,000 (£2,500) and 5% on the remaining £170,000 (£8,500) — £11,000 in total. A first-time buyer pays nothing to £300,000 and 5% on the last £120,000, so just £6,000. Someone buying an additional property pays the standard bands plus a 5% surcharge on the entire price, taking the bill to £32,000.
Key Benefits
Current rates from 1 April 2025
Uses the £125,000 nil-rate threshold, the £300,000 first-time buyer threshold and the 5% additional property surcharge.
Band-by-band breakdown
Shows exactly how much tax each slice of the price generates, which makes the total easy to check against your solicitor's figure.
Surcharges handled correctly
The additional property and non-resident surcharges apply across all bands, including the nil-rate band, which is where manual calculations usually go wrong.
How to use UK Stamp Duty Calculator
- 1
Enter the agreed purchase price of the property.
- 2
Choose your buyer type: standard, first-time buyer, or an additional property such as a second home or buy-to-let.
- 3
Tick the non-UK resident option if it applies, which adds a 2% surcharge.
- 4
Review the band-by-band breakdown and the effective rate against the whole price.
Best use cases
Budget the cash you need on completion day, on top of your deposit.
Check whether first-time buyer relief applies to your purchase.
Work out the extra cost of buying a second home or buy-to-let.
Compare the tax on two properties either side of a band threshold.
How this tool compares
UK Stamp Duty Calculator FAQs
What are the current stamp duty rates?
For a standard residential purchase in England and Northern Ireland: 0% to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million and 12% above that. Only the portion of the price inside each band is taxed at that band's rate.
Do first-time buyers pay stamp duty?
First-time buyers pay nothing on the first £300,000 and 5% on any amount between £300,000 and £500,000. The relief is withdrawn entirely if the price exceeds £500,000, at which point standard rates apply to the whole purchase — so a £505,000 purchase costs considerably more tax than one at £500,000.
How much is the second home surcharge?
An extra 5% is added to every band when you buy an additional residential property, including buy-to-let. It does not apply where the property costs less than £40,000. If you are replacing your main residence but the sale completes later, you pay the surcharge and can usually reclaim it if you sell the old home within 36 months.
Does this apply in Scotland and Wales?
No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with their own bands and thresholds. This calculator covers England and Northern Ireland only.
When does stamp duty have to be paid?
An SDLT return must be filed and the tax paid within 14 days of completion. In practice your conveyancer handles both and collects the money from you before completion, so it needs to be available as cash rather than added to your mortgage.
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