Calculators
Stamp Duty Calculator
See how much Stamp Duty you'll pay on your next purchase in England, Northern Ireland, Scotland or Wales, including first-time buyer relief and the surcharges for additional properties and non-UK residents.
Stamp Duty to pay
£7,500
Effective rate 2.14% of £350,000
| Band | Rate | Tax |
|---|---|---|
| Up to £125,000 | 0% | £0 |
| £125,001 – £250,000 | 2% | £2,500 |
| £250,001 – £925,000 | 5% | £5,000 |
For illustration only, using Stamp Duty rates in force from 1 April 2025 and current Scottish LBTT and Welsh LTT rates. Reliefs and surcharges depend on your circumstances — for example, replacing your main home or buying with someone who already owns property. Speak to us or a tax adviser before relying on this figure.
England & Northern Ireland
Current Stamp Duty rates
Stamp Duty Land Tax is charged in slices: each rate applies only to the part of the price that falls within its band. These rates apply to completions from 1 April 2025.
| Property price | Home mover | First-time buyer | Additional property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% | 7% |
| £250,001 – £300,000 | 5% | 0% | 10% |
| £300,001 – £500,000 | 5% | 5% | 10% |
| £500,001 – £925,000 | 5% | Standard rates | 10% |
| £925,001 – £1.5 million | 10% | Standard rates | 15% |
| Over £1.5 million | 12% | Standard rates | 17% |
First-time buyer relief applies only where the price is £500,000 or less. Buyers who are not UK resident pay a further 2% on every band. Scotland (LBTT) and Wales (LTT) set their own rates — choose the location in the calculator above.
Stamp Duty questions, answered
In England and Northern Ireland, home movers pay nothing on the first £125,000, 2% on the next £125,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million and 12% above that. Each rate applies only to the part of the price within its band.
First-time buyers in England and Northern Ireland 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 and standard rates apply to the whole purchase.
Additional properties, including buy-to-let and second homes, carry a 5% surcharge on top of every band in England and Northern Ireland. Properties under £40,000 are exempt. If you are replacing your main home you may be able to reclaim the surcharge.
Stamp Duty must be reported and paid to HMRC within 14 days of completion. Your conveyancing solicitor normally files the return and pays it for you from funds you send them before completion.
Lenders will not lend specifically to pay Stamp Duty, so it usually comes from savings. In some cases a larger loan can free up cash, but it means borrowing more and paying interest on it. We can talk through what makes sense for you.