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UK Stamp Duty Calculator

Stamp Duty Land Tax on a home in England or Northern Ireland, for home movers, first-time buyers, additional properties and non-UK residents.

Built by AbhiLast reviewed October 5, 2026

Price £295,000Price295,000.00Stamp Duty4,750.00Stamp Duty

Result

Stamp Duty Land Tax£4,750Estimate

England and Northern Ireland. Scotland charges LBTT and Wales LTT instead.

As a share of the price
1.61%Estimate
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Results are arithmetic from the figures you enter, not legal, tax, lending or settlement advice. Fees vary by state, lender and negotiation, and the site quotes none of them. Check your Loan Estimate, Closing Disclosure or settlement statement for the real numbers. Read the full disclaimer

How to use the UK Stamp Duty Calculator

  1. Enter the price you are paying for the home.
  2. Say whether you are moving home, buying your first home, or buying an additional property such as a second home or buy-to-let.
  3. Say whether you are a UK resident for stamp duty purposes.
  4. Read the Stamp Duty Land Tax to pay and, for first-time buyers, how much the relief saves.

How the tax is worked out

Stamp Duty Land Tax is a slice tax. The price is cut into bands, each slice is taxed at its band’s rate, and the slices are added up. Buying for £295,000 means nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £45,000. The total is rounded down to the whole pound.

standard     0% to £125,000 · 2% to £250,000 · 5% to £925,000 · 10% to £1.5m · 12% abovefirst-time   0% to £300,000 · 5% to £500,000   (only if the price is £500,000 or less)second home  add 5% to every bandnon-resident add 2% to every band

This page covers England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own bands.

With your numbers

  1. Each rate applies only to the part of the price inside its band
  2. The total is rounded down to the pound

Quick reference

England and Northern Ireland. Scotland charges LBTT and Wales LTT instead.

Common buying and selling examples, worked out with the options this calculator starts on for United States.
ExampleStamp Duty Land Tax
£295,000 home mover£4,750
£500,000 first-time buyer£10,000
£300,000 second home£20,000
£300,000 second home, non-resident£26,000
£1,000,000 home mover£43,750
£550,000 first-time buyer£17,500

Where the numbers come from

The fixed figures this calculator relies on, and the published source each one was checked against. How the calculators are built and checked

5 sources

  1. HMRC, Stamp Duty Land Tax: residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates

    Used for

    • SDLT: 2% applies above this.
    • SDLT: 5% applies above this.
    • SDLT: 10% applies above this.
    • SDLT: 12% applies above this.
    • SDLT rate above £125,000.
    • SDLT rate above £250,000; also the first-time buyer rate above £300,000.
    • SDLT rate above £925,000.
    • SDLT rate above £1.5 million.

  2. HMRC, Stamp Duty Land Tax: residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates: "no SDLT up to £300,000"

    Used for

    • SDLT first-time buyer relief: no tax up to this.

  3. HMRC, Stamp Duty Land Tax: residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates: "If the price is over £500,000, you cannot claim the relief"

    Used for

    • SDLT first-time buyer relief: not available above this price.

  4. HMRC, SDLT: buying an additional residential property, https://www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property (5% from 31 October 2024)

    Used for

    • SDLT higher rates for additional dwellings: added to every band.

  5. HMRC, Stamp Duty Land Tax: residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates: "a 2% surcharge if you're buying a residential property in England or Northern Ireland"

    Used for

    • SDLT non-resident surcharge on residential property.

Common questions about the UK Stamp Duty Calculator

What are the stamp duty rates in England?
Since 1 April 2025: nothing on the first £125,000, 2% on the part 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. Each rate applies only to the part of the price in its band.
How does first-time buyer relief work?
First-time buyers pay nothing on the first £300,000 and 5% on the part from £300,001 to £500,000. If the price is over £500,000 the relief is lost completely and standard rates apply to the whole price. Everyone buying must be a first-time buyer, and the home must be your main residence.
How much extra is stamp duty on a second home?
Five percentage points on every band, for an additional home costing £40,000 or more, from 31 October 2024. A £300,000 second home pays 5% on the first £125,000, 7% on the next £125,000 and 10% on the last £50,000. If you sell your old main home within three years, you can claim back the extra.
Do non-UK residents pay more?
Yes, a 2% surcharge on top of every other rate, including the second-home rates. Residence for stamp duty depends on days spent in the UK in the 12 months before or after buying, so check HMRC's guidance if you are unsure.
When is stamp duty paid?
Within 14 days of completion. Your solicitor or conveyancer normally files the return and pays it from your funds.

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