Stamp duty calculator (SDLT) for England and Northern Ireland
This stamp duty calculator works out the Stamp Duty Land Tax (SDLT) you pay when you buy a home in England or Northern Ireland, using the rates in force since 1 April 2025. Enter the price, choose whether you are a first-time buyer, moving home or buying an additional property, and see the tax for every band.
Example: Purchase price 295,000 £ · You are buying: your next home (replacing your main residence or no other property) → Stamp Duty Land Tax to pay: £4,750.00. Source: GOV.UK – Stamp Duty Land Tax: residential property rates (standard rates, first-time buyer relief, worked examples). Updated: .
How it is calculated
Stamp Duty Land Tax is charged in slices: 0% on the first £125,000 of the price, 2% on the part up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above. On a £295,000 home you pay nothing on the first £125,000, £2,500 on the next £125,000 and £2,250 on the remaining £45,000 – £4,750 in total.
How to use the stamp duty calculator
- Enter the price you agreed for the property.
- Choose your situation: next home, first home, or an additional property such as a second home or buy-to-let.
- Tick the box if you are not a UK resident for SDLT purposes.
- Read the total and the table, which shows how much of the price falls into each band and the tax on it.
SDLT rates for residential property
| Part of the price | Standard rate | Additional property |
|---|---|---|
| up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| above £1.5 million | 12% | 17% |
First-time buyers pay no SDLT on the first £300,000 and 5% on the part from £300,001 to £500,000, as long as everyone buying is a first-time buyer and the price is £500,000 or less. A £500,000 first home therefore costs £10,000 in SDLT. Above £500,000 the relief is lost completely and the standard rates apply. Non-UK residents pay 2 percentage points more on every band, on top of the first-time buyer or additional property rates.
Worked examples at £295,000
- Moving home: £0 + £2,500 + £2,250 = £4,750.
- First-time buyer: the whole price is under £300,000, so £0.
- Additional property: 5% of £125,000 (£6,250) + 7% of £125,000 (£8,750) + 10% of £45,000 (£4,500) = £19,500.
- Non-UK resident moving home: 2% + 4% + 7% on the same slices = £10,650.
What this calculator does not cover
It is for buying a freehold or an assigned lease of a single home. It does not handle non-residential or mixed-use property, new leases with rent, purchases by companies, shared ownership elections, or transactions that need specialist advice. For those, use HMRC’s own SDLT calculator or ask your conveyancer.
Buying in Scotland or Wales? Use the LBTT calculator for Scotland or the LTT calculator for Wales. To see what the loan will cost each month, try the mortgage calculator.
Frequently asked questions
How much stamp duty will I pay on a £300,000 house?
If you are moving home: £5,000 (£2,500 on the slice from £125,000 to £250,000 plus £2,500 on the next £50,000). A first-time buyer pays £0. For an additional property it is £20,000.
Do first-time buyers pay stamp duty?
Not on the first £300,000. On the part from £300,001 to £500,000 they pay 5%. If the price is above £500,000, the relief does not apply and the standard rates are used on the whole price.
How much is stamp duty on a second home?
The standard rates plus 5 percentage points on every band: 5% up to £125,000, 7% up to £250,000, 10% up to £925,000, 15% up to £1.5 million and 17% above. This applies from a price of £40,000.
Is stamp duty charged on the whole price?
No. Each rate only applies to the part of the price inside its band – like income tax. The table in the calculator shows each slice.
Which stamp duty rates does the calculator use?
The residential rates in force since 1 April 2025: a nil-rate band of £125,000 for most buyers and £300,000 for first-time buyers buying for £500,000 or less. Buyers who completed before that date may have paid under different thresholds.
Does stamp duty apply in Scotland and Wales?
No. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), each with its own rates.
When do I have to pay SDLT?
The return must be filed and the tax paid within 14 days of completion. Your solicitor or conveyancer normally does this for you.
Sources and legal basis
- GOV.UK – Stamp Duty Land Tax: residential property rates (standard rates, first-time buyer relief, worked examples)
- GOV.UK – Higher rates of Stamp Duty Land Tax (additional residential property, 5% surcharge, £40,000 rule)
- GOV.UK – Rates of Stamp Duty Land Tax for non-UK residents (2% surcharge)
As of: · Editorial policy
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