Stamp Duty Calculator

Calculate Stamp Duty Land Tax on a property purchase in England or Northern Ireland. A £350,000 home costs £7,500 in stamp duty for a standard purchase, £2,500 as a first-time buyer, or £25,000 if it's a second home — the 5% additional-property surcharge applies to the whole price, not just the amount above a threshold.

Property price (£)

Buyer type

£7,500

Stamp duty due

2.14%

Effective rate

England and Northern Ireland rates from 1 April 2025: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, 12% above. First-time buyers pay 0% to £300,000 and 5% to £500,000, with no relief at all above £500,000 (standard rates apply to the full price). Additional properties carry a 5% surcharge on top of standard rates. Scotland (LBTT) and Wales (LTT) use different bands and aren't modeled here. Not tax advice.

Stamp duty by property price

Standard-rate stamp duty for common property prices, 2026 rates.

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Why use Stamp Duty Calculator?

Stamp Duty Land Tax is charged in slices, like income tax: each band's rate applies only to the portion of the price within that band, not the whole price. The rates tightened on 1 April 2025 when a temporary threshold increase from 2022 expired — the nil-rate band dropped from £250,000 to £125,000 for standard purchases, and first-time buyer relief's ceiling fell from £625,000 to £500,000. Both changes meaningfully raised the tax bill for buyers at typical UK property prices, which is why many "stamp duty calculator" pages online are still quoting the old 2022–2025 figures. The buyer-type distinctions matter more than the headline bands. First-time buyer relief is generous below £300,000 (0%) and moderate to £500,000 (5% on the slice above £300,000) — but it's an all-or-nothing ceiling: cross £500,000 and the relief disappears entirely, reverting to standard rates on the full price, which can add tens of thousands of pounds versus being just under the line. The additional-property surcharge works the opposite way: a flat 5% on the entire price, calculated after the standard bands, so it scales linearly rather than tapering.

Key benefits

2026 SDLT bands (post 1 April 2025 threshold changes)
First-time buyer relief modeled with its £500,000 ceiling
5% additional-property surcharge included
Pre-computed pages for common property prices
Runs entirely in your browser

Features

Standard, first-time buyer, and additional-property modes
0%/2%/5%/10%/12% standard bands
First-time buyer 0% to £300,000, 5% to £500,000, no relief above
Effective-rate display

Popular use cases

Budgeting the upfront cost of a house purchase
Comparing standard vs first-time buyer stamp duty
Working out the surcharge on a buy-to-let or second home
Checking whether a price just above £500,000 loses first-time buyer relief entirely

How to use Stamp Duty Calculator

1
Enter the property price
The full purchase price in pounds.
2
Pick your buyer type
Standard home mover, first-time buyer, or additional property (second home / buy-to-let).
3
Read the result
Stamp duty due and the effective rate on the full price.

Frequently asked questions

How much is stamp duty on a £300,000 house?

£5,000 for a standard purchase (0% to £125,000, 2% on £125,001–£250,000, 5% on £250,001–£300,000). A first-time buyer pays £0, since £300,000 is exactly the relief ceiling.

What are the current stamp duty rates?

For England and Northern Ireland since 1 April 2025: 0% up to £125,000, 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million, and 12% above that.

Do first-time buyers pay stamp duty?

Not on the first £300,000 of a purchase. Between £300,001 and £500,000 they pay 5% on the excess. Above £500,000, first-time buyer relief doesn't apply at all — standard rates are charged on the entire price, so a £510,000 first-time purchase is taxed the same as any other buyer's.

How much extra is stamp duty on a second home?

A flat 5% surcharge on the full purchase price, added on top of the standard bands — not just on the amount above a threshold. On a £400,000 second home that's an extra £20,000.

Does this apply to Scotland or Wales?

No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both with different bands and rates from England/NI's SDLT. This calculator covers England and Northern Ireland only.

Last reviewed: August 2026

Stamp duty by property price

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