Stamp Duty Calculator (England & NI)
The Stamp Duty Land Tax on a home in England or Northern Ireland — with first-time buyer relief and second-home surcharges included.
Enter the property price and how you are buying it. The calculator applies the published Stamp Duty Land Tax (SDLT) bands and shows how much tax falls in each band.
Stamp Duty rates for a main home
| Property price band | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5 million | 10% |
| Over £1.5 million | 12% |
Stamp Duty works like income tax: each rate only applies to the slice of the price inside that band. For a £300,000 home, that is 0% on the first £125,000, 2% on the next £125,000, and 5% on the final £50,000 — £5,000 in total.
First-time buyer relief
If you and everyone buying with you have never owned a home, anywhere in the world, you pay no Stamp Duty on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000, the relief is lost completely and you pay the normal rates on the whole price.
Second homes and buy-to-let
If you will own more than one home after the purchase, a 5% surcharge is added to every band (so 5%, 7%, 10%, 15%, 17%).
Non-UK residents
Buyers who have not been UK resident for at least 183 days in the 12 months before buying pay an extra 2% on top of the rates above.
Stamp Duty examples
| Price | Home mover | First-time buyer | Additional property |
|---|---|---|---|
| £150,000 | £500 | £0 | £8,000 |
| £250,000 | £2,500 | £0 | £15,000 |
| £300,000 | £5,000 | £0 | £20,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £600,000 | £20,000 | No relief: £20,000 | £50,000 |
| £1,000,000 | £43,750 | No relief: £43,750 | £93,750 |
When do you pay it?
Your solicitor or conveyancer usually files the return and pays the tax for you. It must be paid to HMRC within 14 days of completion. Most buyers include it in the money they send to the solicitor before completion, so budget for it alongside your mortgage deposit.
Scotland and Wales
Stamp Duty Land Tax only applies in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both with different bands, so this calculator will not be accurate there.
Frequently asked questions
How much is Stamp Duty on a £300,000 house?
£5,000 for a home mover, nothing for a first-time buyer, and £20,000 if it is an additional property.
Do first-time buyers pay Stamp Duty?
Not on homes up to £300,000. Between £300,000 and £500,000 they pay 5% on the part above £300,000. Above £500,000 the normal rates apply.
Can I add Stamp Duty to my mortgage?
Lenders do not normally lend extra for Stamp Duty, so most buyers pay it from savings. Some borrow a slightly larger mortgage to keep more cash, which costs more interest over time.
Is Stamp Duty paid on shared ownership?
Yes, but there are special rules. You can usually choose to pay on the share you buy or on the full market value in one go. Check GOV.UK for your situation.
Estimates based on HMRC Stamp Duty Land Tax rates in force from 1 April 2025, for residential property in England and Northern Ireland. For information only, not legal or tax advice.