How much stamp duty will I pay?
Type the price and choose the kind of buyer. The page works out Stamp Duty Land Tax band by band, with first-time buyer relief and the 5% and 2% surcharges where they apply.
- Stamp Duty Land Tax
- £5,000.00
Stamp Duty Land Tax on a £300,000 purchase is £5,000.00, an effective rate of 1.67%.
- Effective rate
- 1.67%
- Rates used
- Standard rates
- Tax by band
- 0% on £0.00 to £125,000.00 = £0.00; 2% on £125,000.00 to £250,000.00 = £2,500.00; 5% on £250,000.00 to £300,000.00 = £2,500.00
Stamp Duty Land Tax: £5,000.00. Stamp Duty Land Tax on a £300,000 purchase is £5,000.00, an effective rate of 1.67%.
How is the tax worked out?
The results are estimates for information only. They are not financial, tax, or legal advice. Check the numbers with your lender or a qualified professional before you decide. Terms of use
How to calculate
Works out Stamp Duty Land Tax on a home in England or Northern Ireland with the rates from April 2025, first-time buyer relief, and the surcharges for a second home or a non-UK resident.
Example with the default inputs (Purchase price (£) 300,000, Buyer Moving home, Non-UK resident buyer No): Stamp Duty Land Tax on a £300,000 purchase is £5,000.00, an effective rate of 1.67%.
Method: Tax = sum over bands of (part of the price in the band) × (band rate + surcharges) ÷ 100. Standard bands: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million, 12% above. First-time buyer (price £500,000 or less): 0% to £300,000, 5% to £500,000. Additional home (£40,000 or more): +5% on every band. Non-UK resident (£40,000 or more): +2% on every band.
- Residential property in England or Northern Ireland, rates from 1 April 2025. Scotland (LBTT) and Wales (LTT) have their own taxes.
- First-time buyer relief needs every buyer to be a first-time buyer who will live in the home.
- Not modelled: mixed-use and non-residential rates, the 17% rate for some purchases by companies, multiple dwellings, shared ownership, and refunds of the higher rates. It is an estimate, not tax advice.
Worked examples
Each example is checked against the calculator on every build.
- Purchase price (£) 295,000, Buyer Moving home gives Stamp Duty Land Tax $4,750.00.Source: GOV.UK, Stamp Duty Land Tax residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
- Purchase price (£) 500,000, Buyer First-time buyer gives Stamp Duty Land Tax $10,000.00, Effective rate 2%.Source: GOV.UK, Stamp Duty Land Tax residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
- Purchase price (£) 510,000, Buyer First-time buyer gives Stamp Duty Land Tax $15,500.00.Source: GOV.UK, Stamp Duty Land Tax residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
- Purchase price (£) 300,000, Buyer Additional home gives Stamp Duty Land Tax $20,000.00.Source: GOV.UK, Stamp Duty Land Tax residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
- Purchase price (£) 2,000,000, Buyer Moving home, Non-UK resident buyer yes gives Stamp Duty Land Tax $193,750.00.Source: GOV.UK, Stamp Duty Land Tax residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
- Purchase price (£) 35,000, Buyer Additional home gives Stamp Duty Land Tax $0.00.Source: GOV.UK, Stamp Duty Land Tax residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
- Purchase price (£) 35,000, Buyer Moving home, Non-UK resident buyer yes gives Stamp Duty Land Tax $0.00.
How it works
The price is split into bands. Each band's part of the price is taxed at the band rate plus any surcharge, and the parts are added: tax = Σ (part of the price in the band) × (band rate + surcharges) ÷ 100.
| Band (part of the price) | Home mover | First-time buyer (price £500,000 or less) |
|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300,000) |
| £125,001 to £250,000 | 2% | |
| £250,001 to £925,000 | 5% | 5% (£300,001 to £500,000) |
| £925,001 to £1.5 million | 10% | |
| Above £1.5 million | 12% |
- First-time buyer: the first-time buyer bands apply when the price is £500,000 or less; above that, the home mover bands apply to the whole price.
- Additional home: 5 percentage points are added to every home mover band (5%, 7%, 10%, 15%, 17%), for a price of £40,000 or more. Below £40,000 the home mover rates apply.
- Non-UK resident: 2 percentage points are added to every band, on top of any other rate, for a price of £40,000 or more. Below £40,000 no non-resident surcharge applies.
- The effective rate is the tax ÷ the price × 100 (0 for a price of 0).
The arithmetic is exact on the typed price, and the tax is shown to the penny, halves up. Residential property only; not modelled: mixed-use and non-residential rates, the 17% single rate for some company purchases, multiple dwellings, shared ownership, and refunds of the higher rates. It is an estimate, not tax advice.
When the data is out of date
The rates are those in force from April 1, 2025, checked for the 2025-26 and 2026-27 tax years. After March 31, 2027 the page keeps using them and says so above the result.
Worked examples by hand
£295,000, home mover. 2% × £125,000 = £2,500; 5% × £45,000 = £2,250; tax £4,750.
£500,000, first-time buyer. 5% × £200,000 = £10,000, an effective rate of 2%.
£510,000, first-time buyer. Above £500,000, so home mover rates: £2,500 + 5% × £260,000 = £13,000; tax £15,500.
£300,000, additional home. 5% × £125,000 = £6,250; 7% × £125,000 = £8,750; 10% × £50,000 = £5,000; tax £20,000.
£2,000,000, home mover, non-UK resident. 2% × £125,000 = £2,500; 4% × £125,000 = £5,000; 7% × £675,000 = £47,250; 12% × £575,000 = £69,000; 14% × £500,000 = £70,000; tax £193,750.
£35,000, additional home. Below £40,000 the higher rates do not apply, and the price is under £125,000: £0.
Other questions people ask
How is stamp duty worked out?
SDLT is charged in bands, like income tax: each rate applies only to the part of the price inside its band. On £295,000 a home mover pays 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £45,000 (£2,250): £4,750.
What are the stamp duty rates from April 2025?
For a home mover: 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. The temporary higher thresholds ended on March 31, 2025.
How much stamp duty does a first-time buyer pay?
Nothing on the first £300,000 and 5% on the part from £300,001 to £500,000. Above £500,000 the relief is lost and standard rates apply to the whole price, so a £510,000 home pays £15,500.
How much more do I pay on a second home?
An additional home (a buy-to-let or second home) pays 5% more on every band, since October 31, 2024. A £300,000 additional home pays £20,000 rather than £5,000. Purchases under £40,000 do not pay the higher rates.
Do non-UK residents pay more stamp duty?
Yes, 2% more on every band, on top of any other rate, if the buyer was not in the UK for at least 183 days in the 12 months before buying. Purchases under £40,000 do not pay it.
Does this apply in Scotland or Wales?
No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, with their own bands. This page covers England and Northern Ireland.