# How much stamp duty will I pay?

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.

- Page: https://www.acalculator.org/finance/stamp-duty-calculator
- JSON spec: https://www.acalculator.org/finance/stamp-duty-calculator.json
- Version: 94bdd3965bc7

## Default answer

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%.

## Inputs

| Key | Label | Description |
| --- | --- | --- |
| price | Purchase price (£) | The price paid for the residential property, in pounds. |
| buyer | Buyer | Moving home or buying your only home, buying your first home, or buying an additional home. |
| nonres | Non-UK resident buyer | A buyer who was not in the UK for at least 183 days in the 12 months before the purchase pays 2% more. |

## Outputs

| Key | Label | Description |
| --- | --- | --- |
| tax | Stamp Duty Land Tax | The SDLT due on the purchase, in pounds. |
| rate | Effective rate | The tax as a percent of the price. |
| rates | Rates used | Which set of rates and surcharges applied. |
| steps | Tax by band | The tax on each band of the price. |

## 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.

## Assumptions

- 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

1. price = 295,000, buyer = standard gives 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.
2. price = 500,000, buyer = first gives tax = $10,000.00, rate = 2%. Source: GOV.UK, Stamp Duty Land Tax residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates.
3. price = 510,000, buyer = first gives 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.
4. price = 300,000, buyer = additional gives 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.
5. price = 2,000,000, buyer = standard, nonres = yes gives 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.
6. price = 35,000, buyer = additional gives tax = $0.00. Source: GOV.UK, Stamp Duty Land Tax residential property rates, https://www.gov.uk/stamp-duty-land-tax/residential-property-rates.
7. price = 35,000, buyer = standard, nonres = yes gives tax = $0.00.

## FAQ

### 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.

## Sources

- gov.uk, Stamp Duty Land Tax: residential property rates (bands, first-time buyer relief, additional homes, non-UK residents; retrieved 2026-10-05). https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
- HMRC, Increase to the higher rates of Stamp Duty Land Tax: 5% from October 31, 2024 (retrieved 2026-10-05). https://www.gov.uk/government/publications/stamp-duty-land-tax-increase-to-the-higher-rates-of-stamp-duty-land-tax-and-to-the-single-rate-payable-by-non-natural-persons
- gov.uk, Rates of Stamp Duty Land Tax for non-UK residents (the 2% surcharge, for £40,000 or more; retrieved 2026-10-05). https://www.gov.uk/guidance/rates-of-stamp-duty-land-tax-for-non-uk-residents