How to use this calculator
The result updates as you type.
- Property price: the price you’ve agreed for a home in England or Northern Ireland.
- Which describes you? Choose moving home or buying your only home, first-time buyer, or buying an additional property such as a second home or buy-to-let.
- Not a UK resident: tick this if any buyer isn’t UK resident for Stamp Duty purposes.
The result shows the Stamp Duty you’d pay and the effective rate as a share of the price. If you’re a first-time buyer, it also shows how much the relief saves you. Below the calculator, a table shows the tax on each band.
Example: a £295,000 home
Say you’re buying a £295,000 home in England.
| Price band | Rate | Amount in band | Tax |
|---|---|---|---|
| Up to £125,000 | 0% | £125,000 | £0 |
| £125,001 to £250,000 | 2% | £125,000 | £2,500 |
| £250,001 to £925,000 | 5% | £45,000 | £2,250 |
| Total | £4,750 |
That’s 1.61% of the price. Here’s how the same price changes with your situation:
| You are | Stamp Duty |
|---|---|
| Moving home or buying your only home | £4,750 |
| First-time buyer | £0 |
| Buying an additional property | £19,500 |
| Not a UK resident (only home) | £10,650 |
First-time buyers should watch the £500,000 limit. At £500,000, a first-time buyer pays £10,000. At £510,000, the relief disappears completely and the bill jumps to £15,500, an extra £5,500 for a home that costs £10,000 more. If you’re close to the limit, it can be worth negotiating the price below it.
How it’s calculated
Stamp Duty is charged in bands, like Income Tax. Each rate applies only to the part of the price that falls in its band.
Standard rates:
- 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
- 12% above £1.5 million
First-time buyers: 0% up to £300,000 and 5% from £300,001 to £500,000. Above £500,000, the standard rates apply to the whole price.
Surcharges: buying an additional property adds 5 percentage points to every band, unless the price is under £40,000. Buyers who aren’t UK resident pay a further 2 percentage points on every band, for purchases of £40,000 or more. Both surcharges can apply together.
The calculator covers a single residential property bought as one purchase. It doesn’t cover shared ownership, mixed-use or non-residential property, or other reliefs.
Tips to plan for Stamp Duty
- Check whether you count as a first-time buyer. Everyone you’re buying with must be a first-time buyer to get the relief.
- Budget for it early. Stamp Duty is usually due on completion, on top of your deposit, so include it when you work out how much you need.
- Mind the £500,000 first-time buyer limit. Going even slightly over it removes the whole relief.
- Keep records if you’re moving home. If you pay the higher rates because your old home hasn’t sold yet, you can usually reclaim the extra if you sell it within 3 years.
- Ask your conveyancer to confirm the figure. They file the return and pay the tax, and can check whether any other relief applies to your purchase.
Frequently asked questions
How much is Stamp Duty on a £295,000 house?
If you're moving home or buying your only home, Stamp Duty is £4,750. That's 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £45,000 (£2,250). A first-time buyer would pay nothing.
Do first-time buyers pay Stamp Duty?
First-time buyers pay no Stamp Duty on the first £300,000 and 5% on the part from £300,001 to £500,000. If the price is over £500,000, the relief doesn't apply at all. Everyone you're buying with must also be a first-time buyer.
How much extra Stamp Duty is there on a second home or buy-to-let?
An extra 5% is added to every band if you'll own more than one residential property after the purchase. It doesn't apply to purchases under £40,000. On a £295,000 property, Stamp Duty rises from £4,750 to £19,500.
Can I get the extra 5% back if I'm moving home?
If the new property replaces your main home and you sell your previous main home within 3 years of buying, you can usually claim a refund of the higher-rate part.
When do I pay Stamp Duty?
You must send an SDLT return to HMRC and pay the tax within 14 days of completion. Your solicitor or conveyancer usually does this for you on completion day.
Does Stamp Duty apply in Scotland and Wales?
No. Stamp Duty Land Tax covers England and Northern Ireland. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, each with its own rates.