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.
Calculate Stamp Duty Land Tax in England and Northern Ireland
The Tools Kit's free Stamp Duty Calculator works out the Stamp Duty Land Tax (SDLT) due on a residential purchase in England or Northern Ireland, using the bands in force since 1 April 2025. Enter the property price, choose whether you are a home mover, a first-time buyer, or buying an additional property such as a second home or buy-to-let, and the SDLT bill updates instantly.
A £350,000 home costs £7,500 in stamp duty for a standard purchase, £2,500 for a first-time buyer, and £25,000 as an additional property. Stamp duty is usually the biggest upfront cost after the deposit, so it is worth running alongside a mortgage calculator when you set your budget.
How to Use the Stamp Duty Calculator
- 1
Enter the property price
Type the full purchase price in pounds. Commas and spaces are ignored, so 350,000 and 350000 give the same result.
- 2
Choose your buyer type
Pick home mover / standard, first-time buyer, or additional property (second home or buy-to-let).
- 3
Read the stamp duty due
The calculator shows the SDLT bill and, for standard and additional-property purchases, the effective rate on the full price. In first-time buyer mode it also shows whether relief applies.
The calculation runs in your browser, so the price you enter is not sent anywhere. The figure is an estimate based on the published rates, not tax advice.
How Stamp Duty Is Calculated: Current SDLT Rates
SDLT is a tiered tax, like income tax. Each rate applies only to the slice of the price that falls inside its band, never to the whole price. For a home mover in England or Northern Ireland the bands are:
| Portion of the price | Standard rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
Worked example for a £500,000 home: £0 on the first £125,000, £2,500 on the next £125,000 (2%), and £12,500 on the £250,000 between £250,001 and £500,000 (5%), for £15,000 in total. That is an effective rate of 3%, which you can sanity-check with the percentage calculator. On a £1 million purchase the bill is £43,750, an effective rate of about 4.38%.
First-Time Buyer Stamp Duty Relief
First-time buyers pay 0% on the first £300,000 and 5% on the slice from £300,001 to £500,000. A £400,000 first home costs £5,000 in stamp duty instead of £10,000, and a £450,000 one costs £7,500 instead of £12,500. Relief is generally only available when every buyer is a first-time buyer and the home will be their main residence.
The £500,000 limit is a cliff edge, not a taper. Above it the relief disappears completely and standard rates apply to the full price: at £500,000 a first-time buyer pays £10,000, but at £510,000 they pay £15,500, the same as any home mover. The calculator flags this with "Not eligible (over £500,000)" when you select first-time buyer. If you are saving for a deposit, the compound interest calculator can show how long it takes to cover both the deposit and any stamp duty.
Stamp Duty on a Second Home or Buy-to-Let
Buying an additional residential property, such as a second home or a buy-to-let, adds a 5% surcharge on top of the standard bands. The surcharge is charged on the entire purchase price, not only the part above a threshold. On a £300,000 buy-to-let that is £5,000 of standard stamp duty plus £15,000 of surcharge, £20,000 in total, an effective rate of about 6.67%.
The calculator applies the surcharge at every price. Under HMRC rules, purchases below £40,000 fall outside the higher rates, so check that case separately. Landlords comparing the upfront cost against rental income may also want the loan calculator to estimate repayments on the borrowing.
What the Calculator Does Not Cover
- Scotland and Wales: Land and Buildings Transaction Tax (Scotland) and Land Transaction Tax (Wales) use different bands and are not modeled.
- Non-UK resident surcharge: buyers who are not UK resident pay an extra 2%, which is not included.
- Non-residential and mixed-use property: commercial land and mixed-use purchases have their own rates.
- Company purchases: the higher flat rate for some purchases by companies is not modeled.
Common uses
- Budgeting the total upfront cost of buying a house, alongside the deposit, legal fees and a moving cost estimate
- Comparing first-time buyer stamp duty with the standard rate before making an offer
- Checking whether an offer just above £500,000 would cost a first-time buyer their relief
- Working out the 5% surcharge on a second home or buy-to-let purchase
- Checking how many months of net pay the bill represents, using the UK take-home pay calculator
- Tracking how a property purchase changes your position in a net worth calculator
More money and tax tools are in the calculator tools hub.
Stamp duty terms explained
| Term | What it means here |
|---|---|
| SDLT | Stamp Duty Land Tax, the tax on buying property or land in England and Northern Ireland |
| Band (slice) | A price range taxed at one rate; each rate applies only to the part of the price inside its band |
| Nil-rate band | The slice taxed at 0%: up to £125,000 for standard purchases, up to £300,000 for first-time buyers |
| First-time buyer relief | Reduced rates for buyers who have never owned a home, available only when the price is £500,000 or less |
| Higher rates for additional dwellings | The 5% surcharge on top of standard rates for second homes and buy-to-let purchases |
| Effective rate | Total stamp duty divided by the purchase price, shown as a percentage |
| LBTT / LTT | The separate property taxes in Scotland and Wales, which this calculator does not cover |
Stamp duty by property price
Standard-rate stamp duty for common property prices, 2026 rates. Each page compares the standard, first-time buyer and additional-property figures.
- £150,000 property: £500 stamp duty
- £200,000 property: £1,500 stamp duty
- £250,000 property: £2,500 stamp duty
- £300,000 property: £5,000 stamp duty
- £350,000 property: £7,500 stamp duty
- £400,000 property: £10,000 stamp duty
- £450,000 property: £12,500 stamp duty
- £500,000 property: £15,000 stamp duty
- £600,000 property: £20,000 stamp duty
- £750,000 property: £27,500 stamp duty
- £1,000,000 property: £43,750 stamp duty
- £1,500,000 property: £93,750 stamp duty
- £2,000,000 property: £153,750 stamp duty
Frequently Asked Questions
Stamp Duty Land Tax is charged in slices. Each band rate applies only to the part of the price inside that band: 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% above £1.5 million. The slices are added together for the total.
Since 1 April 2025, standard SDLT rates in England and Northern Ireland are 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. These are the rates this calculator uses.
For a home mover it is £5,000: nothing on the first £125,000, £2,500 on the slice from £125,001 to £250,000, and £2,500 on the slice from £250,001 to £300,000. A first-time buyer pays £0, because £300,000 is the top of the first-time buyer nil-rate band. As an additional property it is £20,000.
First-time buyers pay 0% on the first £300,000 and 5% on the slice from £300,001 to £500,000. On a £400,000 home that is £5,000, compared with £10,000 for a home mover. The relief only works if the price is £500,000 or less.
First-time buyer relief is lost entirely, not tapered. Standard rates apply to the whole price, so a first-time buyer purchasing at £510,000 pays £15,500, the same as a home mover, while at £500,000 they would pay £10,000.
Additional properties pay the standard bands plus a 5% surcharge on the full purchase price. On a £350,000 second home that is £7,500 of standard stamp duty plus £17,500 of surcharge, £25,000 in total, an effective rate of about 7.14%.
It is the total stamp duty divided by the purchase price. A £500,000 standard purchase costs £15,000, an effective rate of 3%, even though the top band reached is 5%. The calculator shows the effective rate for standard and additional-property purchases.
No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own bands. This calculator covers Stamp Duty Land Tax in England and Northern Ireland only.
No. Buyers who are not UK resident pay an extra 2% on top of the rates shown. The calculator only models the standard, first-time buyer and additional-property rates, so add the 2% yourself if it applies to you.
In England and Northern Ireland the SDLT return must be filed and the tax paid within 14 days of completion. Your conveyancer or solicitor usually files the return and pays HMRC on your behalf from the funds you send them.
Yes. The calculation runs in your browser using the published bands, with no signup and no limit, and the price you enter is not sent to a server. The result is an estimate, not tax advice.
Reviewed by Raja Jahangir · Last reviewed: October 2026
How is stamp duty calculated on a house?
Stamp Duty Land Tax in England and Northern Ireland is charged in slices: each band rate applies only to the portion of the price inside that band, never the whole price. First-time buyers get a larger tax-free slice on homes up to a price ceiling, and second-home or buy-to-let buyers pay a surcharge on top of standard rates.
Do first-time buyers pay stamp duty?
First-time buyers in England and Northern Ireland pay no stamp duty on homes up to a tax-free threshold, then a reduced rate on the slice above it up to a relief ceiling. Above that ceiling the relief disappears entirely and the standard home-mover bands apply to the full purchase price, not just the excess.
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