Stamp duty calculator

How stamp duty is calculated

Stamp Duty Land Tax (SDLT) in England and Northern Ireland is a progressive tax, meaning you pay a different rate on each portion of the property price — not a single rate on the whole amount. The first £125,000 is tax-free for home movers, then 2% applies to the portion between £125,001 and £250,000, 5% between £250,001 and £925,000, 10% between £925,001 and £1.5 million, and 12% on anything above £1.5 million.

For example, if you buy a home for £300,000 as a home mover, you pay 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £50,000 (£2,500), giving a total SDLT bill of £5,000. The calculator above does all the band math for you instantly.

UK stamp duty bands explained

The SDLT bands for residential properties in 2026/27 are set by HMRC. They apply to freehold and leasehold purchases in England and Northern Ireland. Scotland and Wales have their own land transaction taxes (LBTT and LTT respectively).

• 0% — Up to £125,000 (standard rate, all buyers except additional property)
• 2% — £125,001 to £250,000
• 5% — £250,001 to £925,000
• 10% — £925,001 to £1,500,000
• 12% — Above £1,500,000
• Additional property — Add 5% to every band above (starting at 5% on the first band)

First-time buyers benefit from an extended 0% band up to £300,000 on purchases up to £500,000, which can save thousands compared to the standard rates.

First-time buyer relief

First-time buyer relief increases the 0% tax band from £125,000 to £300,000, meaning no SDLT is owed on the first £300,000 of the purchase price. To qualify, the property price must not exceed £500,000, and none of the buyers may have ever owned a residential property anywhere in the world.

For a first-time buyer purchasing a £400,000 home, the SDLT bill is £5,000 (5% on the £100,000 above the £300,000 nil band) — a saving of £5,000 compared to a home mover. If the price exceeds £500,000, first-time buyer relief no longer applies and the standard progressive rates apply to the whole price.

Additional property surcharge

If you already own a residential property and purchase an additional one, a 5% surcharge is added to each SDLT band. This means the first band becomes 5% rather than 0%, the 2% band becomes 7%, the 5% band becomes 10%, the 10% band becomes 15%, and the 12% band becomes 17%.

The surcharge applies to purchases of additional residential properties in England and Northern Ireland. It does not apply to caravans, houseboats, or mobile homes, and there are special rules for replacing your main residence — if you are selling your main home and buying a new one on the same day, the surcharge usually does not apply.

Stamp duty by property price and buyer type

Property price	Home mover	First-time buyer	Additional property
£200,000	£1,500	£0	£11,500
£300,000	£5,000	£0	£20,000
£400,000	£10,000	£5,000	£30,000
£500,000	£15,000	£10,000	£40,000
£750,000	£27,500	£27,500	£65,000
£1,000,000	£43,750	£43,750	£93,750

Above £500,000 there's no first-time buyer relief, which is why the "First-time buyer" and "Home mover" columns converge at £750,000 and above.

What this calculator does not include

• Scotland and Wales — this covers England and Northern Ireland SDLT only; Scotland uses LBTT and Wales uses LTT, with different bands.
• Non-residential and mixed-use property — commercial and mixed-use purchases use separate SDLT rates not covered here.
• Non-UK resident surcharge — an additional 2% surcharge can apply to non-UK residents purchasing residential property, on top of the rates shown.

Frequently asked questions

What is stamp duty?

Stamp Duty Land Tax (SDLT) is a tax paid by the buyer when purchasing a residential property in England and Northern Ireland. The amount depends on the purchase price and your buyer status. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT).

How much stamp duty do I pay on £300,000?

As a home mover you pay 0% on the first £125,000, 2% on the next £125,000 and 5% on the remaining £50,000 = £5,000 total. As a first-time buyer the entire £300,000 falls within the £300,000 0% band so you pay nothing. As an additional property buyer you pay 5% on the first £125,000, 7% on the next £125,000 and 10% on the remaining £50,000 = £20,000 total.

What is first-time buyer relief?

First-time buyer relief raises the 0% SDLT band to £300,000 (from £125,000) on properties costing up to £500,000, with 5% charged on the portion between £300,001 and £500,000. You qualify if you have never owned a residential property anywhere in the world.

What is the additional property surcharge?

If you already own a home and buy another, an extra 5% is added to every SDLT band. The surcharge does not apply if you are replacing your main residence.

Does this calculator work for Scotland and Wales?

No — this calculator uses England and Northern Ireland SDLT rates. Scotland uses LBTT and Wales uses LTT, which have different bands and thresholds.

When do I pay stamp duty?

Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor or conveyancer usually handles the return and payment to HMRC.