Stamp Duty calculator
Work out Stamp Duty Land Tax on a home in England or Northern Ireland: for home movers, first-time buyers, second homes and buy-to-lets.
Stamp Duty of £4,750 on a £295,000 property.
| £0 to £125,000 at 0% | £0 |
|---|---|
| £125,000 to £250,000 at 2% | £2,500 |
| £250,000 to £925,000 at 5% | £2,250 |
| Total SDLT | £4,750 |
Rates checked 24 October 2026 against GOV.UK Stamp Duty Land Tax residential rates. For guidance only, not tax or legal advice.
Stamp Duty rates from 1 April 2025
Stamp Duty is charged in bands, like income tax: you pay each rate only on the part of the price inside that band.
| Part of the price | Moving home | 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% |
Example. On a £295,000 home: 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £45,000 (£2,250). Total Stamp Duty: £4,750.
First-time buyers
If you and everyone you are buying with have never owned a home, anywhere in the world, you pay no Stamp Duty up to £300,000 and 5% on the part from £300,001 to £500,000. The property must be your main home.
If the price is over £500,000, you can’t claim first-time buyer relief and you pay the standard rates on the whole price.
Second homes, buy-to-lets and non-UK residents
If you will own more than one home worth £40,000 or more, anywhere in the world, at the end of the day of purchase, you usually pay the higher rates: 5 percentage points on top of each band. They don’t apply to properties under £40,000.
If you buy a new main home before selling your old one, you pay the higher rates at first. You can claim the extra back if you sell the old home within 3 years.
Buyers who are not UK resident for SDLT pay a further 2% on top. Companies buying homes have different rules, including a 17% rate on the whole price of homes over £500,000 unless a relief applies, which this calculator doesn’t cover.
Paying Stamp Duty
You must send an SDLT return and pay the tax within 14 days of completion. Your conveyancer usually does this for you and asks for the money before completion. Scotland (Land and Buildings Transaction Tax) and Wales (Land Transaction Tax) have their own taxes and rates.
Before your conveyancer and estate agent can act, they must check your identity and where the money for the purchase comes from. That is a legal requirement under the Money Laundering Regulations, not a choice.
Stamp Duty calculator questions
How much is Stamp Duty on a £300,000 house?
£5,000 if you are moving home (2% of £125,000 plus 5% of £50,000). £0 for a first-time buyer. £20,000 if it is an additional property.
What is the Stamp Duty threshold in 2026?
Home movers pay nothing on the first £125,000. First-time buyers pay nothing on the first £300,000, if the price is £500,000 or less.
Do I pay Stamp Duty on a second home?
Usually yes, at the higher rates: 5 percentage points more in every band. They don’t apply to properties under £40,000.
Who pays Stamp Duty, the buyer or the seller?
The buyer. Your conveyancer normally files the SDLT return and pays HMRC within 14 days of completion.
Does this calculator work for Scotland and Wales?
No. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, with different rates. This calculator is for England and Northern Ireland.
Sources
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