Stamp duty calculator
How much Stamp Duty Land Tax you'd pay on a home in England or Northern Ireland, band by band.
Uses 2026/27 rates from GOV.UK, checked 19 Oct 2026: source.
How it works
Stamp duty is charged in slices, like Income Tax. You pay each rate only on the part of the price that falls in that band.
| Part of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Over £1.5 million | 12% |
First-time buyers pay nothing on the first £300,000 and 5% on the part from £300,001 to £500,000. Above £500,000 the relief doesn't apply at all.
Additional homes, such as a buy-to-let or second home, pay 5% on top of every band. Non-UK residents pay a further 2%.
Worked example
A £300,000 home costs £5,000 in stamp duty if you're moving home, and nothing if you're a first-time buyer. As a second home, the same property costs £20,000.
Frequently asked questions
Does this work in Scotland or Wales?
No. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, with different rates. This calculator covers England and Northern Ireland only.
When do I pay stamp duty?
Within 14 days of completing your purchase. Your solicitor or conveyancer normally files the return and pays it for you.
Are there other cases this doesn't cover?
Yes, including shared ownership, properties under £40,000, mixed-use property and buying through a company. Use HMRC's own calculator for those.
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General information, not financial advice. Calculations are estimates.