🏡Stamp Duty Calculator

About this tool

Enter the purchase price, choose where the property is and whether you're moving home, a first-time buyer or buying an additional property such as a second home or buy-to-let. For England and Northern Ireland you can add the non-resident surcharge. The calculator shows the total tax, your effective rate and how much is charged in each band.

How stamp duty is calculated

Property purchase taxes in the UK are charged in slices, like income tax: each rate applies only to the part of the price that falls within its band. In England and Northern Ireland, Stamp Duty Land Tax from 1 April 2025 is 0% on the first £125,000, 2% on the next £125,000, 5% from £250,001 to £925,000, 10% to £1.5 million and 12% above, so a £300,000 home costs £5,000. First-time buyers pay nothing on the first £300,000 and 5% on the portion between £300,000 and £500,000, but lose the relief entirely if the price is over £500,000. Buying an additional residential property adds a 5% surcharge to every band, taking that £300,000 purchase to £20,000, and non-UK residents pay a further 2%. Scotland charges Land and Buildings Transaction Tax, with a £145,000 nil band (£175,000 for first-time buyers) plus an 8% Additional Dwelling Supplement on the whole price for second homes. Wales charges Land Transaction Tax with a £225,000 nil band and separate higher rates for additional properties. Honest limits: rates are set by governments and change at Budgets, so check gov.uk, Revenue Scotland or the Welsh Revenue Authority before you exchange. Reliefs for shared ownership, multiple dwellings and mixed-use or non-residential property aren't covered, and your solicitor files the return. Not financial or legal advice. The mortgage calculator, the loan-to-value calculator and the home affordability calculator help plan the rest.

Frequently asked questions