About the UK Stamp Duty Calculator
Stamp duty is a tax on buying property or land. In England and Northern Ireland it is called Stamp Duty Land Tax (SDLT); Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT). Each works like income tax: different rates apply to different slices of the price. This calculator applies the rates in force for residential purchases completing from 1 April 2025, when the temporary higher thresholds in England ended, and shows the tax on each band so you can see exactly how the total is built up.
How to use the UK Stamp Duty Calculator
- Enter the agreed purchase price.
- Choose where the property is: England or Northern Ireland, Scotland, or Wales.
- Select your situation: moving home or buying your only home, first-time buyer, or buying a second home or buy-to-let.
- In England and Northern Ireland, tick the box if you are not a UK resident.
- Read the total and the band-by-band breakdown.
The formula behind it
How much stamp duty will I pay? Common prices in England and NI
Total Stamp Duty Land Tax for UK residents buying a residential property, from 1 April 2025:
| Price | Moving home | First-time buyer | Second home / buy-to-let |
|---|---|---|---|
| £200,000 | £1,500 | £0 | £11,500 |
| £250,000 | £2,500 | £0 | £15,000 |
| £300,000 | £5,000 | £0 | £20,000 |
| £350,000 | £7,500 | £2,500 | £25,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £450,000 | £12,500 | £7,500 | £35,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £600,000 | £20,000 | £20,000 (no relief over £500k) | £50,000 |
| £750,000 | £27,500 | £27,500 (no relief over £500k) | £65,000 |
| £1,000,000 | £43,750 | £43,750 (no relief over £500k) | £93,750 |
How to calculate stamp duty
Stamp duty is charged in slices, like income tax. Split the price into the bands below, multiply each slice by its rate and add them up. For a £400,000 home: 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £150,000 (£7,500), so £10,000 in total.
Stamp Duty rates in England and Northern Ireland
For a home mover buying their only residential property, the rates from 1 April 2025 are:
- 0% on the first £125,000.
- 2% on £125,001 to £250,000.
- 5% on £250,001 to £925,000.
- 10% on £925,001 to £1.5 million.
- 12% on anything above £1.5 million.
First-time buyer relief
If you and everyone you are buying with have never owned a home anywhere in the world, you pay no SDLT on the first £300,000 and 5% on the part from £300,001 to £500,000. The relief is lost completely if the price is over £500,000, so a £510,000 home is taxed at the standard rates.
Second homes and buy-to-let
If the purchase means you will own more than one residential property, a 5% surcharge is added to every band in England and Northern Ireland. If you are replacing your main home, you can usually reclaim the surcharge if you sell your previous main home within 36 months. Scotland charges an Additional Dwelling Supplement of 8% of the full price, and Wales uses separate higher rates starting at 5%. The surcharges do not apply to purchases under £40,000.
Buyers who are not UK resident
A further 2% is added to every band in England and Northern Ireland if you were in the UK for fewer than 183 days in the 12 months before buying. It applies on top of the second-home surcharge where both apply.
Examples
£300,000 home mover (England)
0% on £125,000 + 2% on £125,000 (£2,500) + 5% on £50,000 (£2,500) = £5,000.
£400,000 first-time buyer (England)
0% on £300,000 + 5% on £100,000 = £5,000.
£300,000 buy-to-let (England)
Standard £5,000 plus 5% on the whole £300,000 (£15,000) = £20,000.
£250,000 in Scotland
LBTT is 2% on £105,000 = £2,100, or £1,500 for a first-time buyer.
Frequently asked questions
How much is stamp duty on a £300,000 house?
In England or Northern Ireland: £5,000 for a home mover, nothing for a first-time buyer, and £20,000 for a second home or buy-to-let.
How much is stamp duty on a £400,000 house?
£10,000 for a home mover, £5,000 for a first-time buyer and £30,000 for a second home or buy-to-let in England or Northern Ireland.
How much is stamp duty on a £500,000 house?
£15,000 for a home mover, £10,000 for a first-time buyer and £40,000 for a second home.
When do I have to pay stamp duty?
In England and Northern Ireland the SDLT return and payment are due within 14 days of completion. Your solicitor or conveyancer normally handles this for you.
Do I pay stamp duty on a shared ownership home?
Special rules apply to shared ownership, and you can choose how to pay. This calculator does not cover them; ask your conveyancer or use HMRC’s own calculator.
Is stamp duty the same in Northern Ireland?
Yes. Northern Ireland uses Stamp Duty Land Tax with the same rates as England.
Sources
About the author: Ahmed Bilal
Ahmed Bilal is the founder of VolexTool and builds and maintains every calculator on the site. Tax rates and thresholds are taken directly from official sources such as GOV.UK, HMRC, the Canada Revenue Agency and the Australian Taxation Office, the formula is shown on every page, and each update must pass more than 600 automated checks before it goes live. Ahmed is not a tax adviser: for decisions about your own situation, speak to a qualified accountant or financial adviser.