Stamp Duty Calculator (England & NI)
Work out Stamp Duty Land Tax on a home in England or Northern Ireland, including first-time buyer relief and the second home surcharge.
New: please check your results.
- Stamp duty to pay
- £4,750.00
- Effective rate
- 1.61%
- Rates used
- Standard rates
Band-by-band breakdown
| Part of the price | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 0% | £0.00 |
| £125,000 to £250,000 | 2% | £2,500.00 |
| £250,000 to £295,000 | 5% | £2,250.00 |
What it does
Stamp Duty Land Tax (SDLT) is paid when you buy a home in England or Northern Ireland. Enter the price, how you're buying and when the purchase completes to see the tax, how it's split across the bands, and the effective rate. It covers first-time buyer relief, the surcharge on second homes and buy-to-lets, and the surcharge for non-UK residents.
How to use it
- Property price
The price you're paying.
- Buying as
First-time buyers have never owned a home anywhere and will live in this one. Choose second home if you'll own more than one home after buying, unless you're replacing your main home.
- UK resident?
Non-UK residents pay an extra 2% on every band.
- Completion date
The rates depend on when the purchase completes. Dates from 23 September 2022 are covered.
Common uses
- Budgeting for the costs of buying a home.
- Comparing the tax on properties at different prices.
- Working out the mortgage payments. Try the Mortgage Calculator
The formula
Tax = each slice of the price × that band's rate, added upFrom 1 April 2025: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, 12% aboveWhere:
- First-time buyers
- 0% up to £300,000 and 5% to £500,000; no relief over £500,000
- Second homes
- 5% extra on every band (from £40,000)
- Non-UK residents
- 2% extra on every band
Residential purchases only. Rates checked against GOV.UK on 25 October 2026. Scotland (LBTT) and Wales (LTT) have their own taxes.
Worked example
On a £295,000 home completing on 25 October 2026:
- 0% on the first £125,000 = £0
- 2% on the next £125,000 = £2,500
- 5% on the last £45,000 = £2,250
Total: £4,750.00, an effective rate of 1.61%.
Questions people ask
Who counts as a first-time buyer?
Someone who has never owned a home, in the UK or abroad, and is buying one to live in. If you're buying with someone, you both need to be first-time buyers to get the relief.
When do I pay stamp duty?
You must send a return to HMRC and pay within 14 days of completion. Your solicitor or conveyancer usually does this for you.
Do I pay the second home surcharge if I'm moving home?
Not if you're replacing your main home. If you buy before selling your old home, you pay the surcharge but can claim it back if you sell the old one within 3 years.
Last checked 25 October 2026