UK Stamp Duty Calculator
Estimate Stamp Duty Land Tax (SDLT) on a home in England or Northern Ireland, including first-time buyer relief and the surcharges. Rates checked against GOV.UK on 11 October 2026.
| Slice of the price | Rate | Tax |
|---|
Estimate for a freehold residential purchase in England or Northern Ireland, using rates checked on 11 October 2026. Rates can change at a Budget (the next is on 28 October 2026). Scotland and Wales have their own taxes.
| Portion of 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: 0% to £300,000 and 5% from £300,001 to £500,000 (no relief above £500,000). Additional property: +5% on the whole price. Non-UK resident: +2% on the whole price.
Frequently asked questions
How much stamp duty will I pay in England?
For a single residential property you pay 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 and 12% above that. You only pay each rate on the slice of the price that falls in that band.
How does first-time buyer relief work?
First-time buyers pay 0% up to £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000 the relief is not available and the standard rates apply to the whole price. Everyone you buy with must also be a first-time buyer.
What is the additional property surcharge?
If buying means you will own more than one residential property, a 5% surcharge applies on top of the standard rates, charged on the whole price. You can avoid it if the new home replaces your main residence and you sold the old one within 36 months.
What is the non-UK resident surcharge?
A 2% surcharge applies to residential purchases in England and Northern Ireland if you were not in the UK for at least 183 days in the 12 months before buying. It is charged on top of any other rates and surcharges.
Does this apply in Scotland and Wales?
No. This tool is for England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), with different bands and rules.
Can the rates change?
Yes. Stamp duty rates and thresholds can change at a Budget, sometimes taking effect immediately. This page shows the date the rates were last checked. The Autumn Budget is on 28 October 2026, so check the date shown and confirm on GOV.UK before relying on a figure.
Is this the exact amount I will pay?
It is an estimate based on the published SDLT rates for a freehold residential purchase. Leasehold premiums, mixed-use property, companies, multiple dwellings relief and other cases can differ. Always confirm with your solicitor or the official GOV.UK SDLT calculator.
When do I have to pay stamp duty?
Normally within 14 days of completion. Your solicitor usually files the return and pays it on your behalf out of money you send them before completion, so plan for it as part of your completion-day cash.
Why does a first-time buyer at £500,001 pay so much more than at £500,000?
Relief is all-or-nothing at the limit. At £500,000 or below the relief rates apply, but at £500,001 the standard rates apply to the whole price, so the bill steps up from £10,000 to about £15,000.
Is stamp duty charged on the whole price?
No. Each rate applies only to the slice of the price inside its band. The exceptions are the additional property and non-UK resident surcharges, which are charged on the whole price.
Does stamp duty go up if I buy a more expensive home?
Yes, but gradually. Between £250,000 and £925,000 each extra £100,000 of price adds £5,000, and above £925,000 each extra £100,000 adds £10,000 until £1.5 million, then £12,000.
About this tool
Stamp Duty Land Tax is paid on the slice of a property price that falls in each band, so the effective rate is lower than the top rate you reach. This tool applies the published residential rates, first-time buyer relief and the surcharges for additional properties and non-UK residents. Sources: GOV.UK residential SDLT rates. Rates last checked on 11 October 2026 and will be re-checked after the Autumn Budget on 28 October 2026. This is general information, not tax advice.
A worked example: a £400,000 home
Stamp Duty Land Tax is charged slice by slice, like income tax. On a £400,000 home bought as your only home, the first £125,000 is taxed at 0%, which is £0. The next £125,000 (up to £250,000) is taxed at 2%, which is £2,500. The remaining £150,000 (up to £400,000) is taxed at 5%, which is £7,500. The total is £10,000, an effective rate of 2.50%, well below the 5% top rate you reached. A first-time buyer pays 0% on the first £300,000 and 5% on the last £100,000, which is £5,000, so relief saves £5,000 at this price.
Stamp duty at common prices
The table shows the standard-rate bill for a single home bought by someone who owns no other residential property and lives in the UK.
| Purchase price | Stamp duty | Effective rate |
|---|---|---|
| £200,000 | £1,500 | 0.75% |
| £300,000 | £5,000 | 1.67% |
| £400,000 | £10,000 | 2.50% |
| £500,000 | £15,000 | 3.00% |
| £750,000 | £27,500 | 3.67% |
| £1,000,000 | £43,750 | 4.38% |
| £1,500,000 | £93,750 | 6.25% |
| £2,000,000 | £153,750 | 7.69% |
How much first-time buyer relief saves
Relief applies only when the price is £500,000 or less. Between £300,000 and £500,000 the saving is a steady £5,000. One pound over, at £500,001, the relief disappears and the standard rates apply to the whole price, so the bill jumps from £10,000 to about £15,000. If you are buying close to the limit, the cliff edge matters more than the headline rates.
| Purchase price | Standard rates | First-time buyer | Saving |
|---|---|---|---|
| £250,000 | £2,500 | £0 | £2,500 |
| £300,000 | £5,000 | £0 | £5,000 |
| £400,000 | £10,000 | £5,000 | £5,000 |
| £500,000 | £15,000 | £10,000 | £5,000 |
| £500,001 | £15,000 | £15,000 | £0 |
| £600,000 | £20,000 | £20,000 | £0 |
What the surcharges add
The additional property surcharge is 5% of the whole price, not just the slice above a threshold, and the non-UK resident surcharge is 2% of the whole price. They stack. On a £400,000 purchase, the additional property surcharge alone adds £20,000 and the non-UK surcharge adds £8,000.
| Purchase price | Home mover | Additional property (+5%) | Non-UK resident (+2%) | Both surcharges |
|---|---|---|---|---|
| £250,000 | £2,500 | £15,000 | £7,500 | £20,000 |
| £400,000 | £10,000 | £30,000 | £18,000 | £38,000 |
| £600,000 | £20,000 | £50,000 | £32,000 | £62,000 |
Things worth knowing before you budget
Stamp duty is normally paid within 14 days of completion, and your solicitor usually handles the return and payment, so you need the money available on completion day rather than later. It is separate from your deposit, the solicitor's fees, the survey and any mortgage arrangement fee, so add it to those when you work out how much cash you need. A rough check is that for a home mover, every extra £100,000 of price between £250,000 and £925,000 adds £5,000 of tax.
This tool covers freehold homes in England and Northern Ireland. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, with different bands. Leasehold flats, mixed-use property, buying through a company and buying more than one dwelling at once can all be taxed differently, so check the official GOV.UK calculator or ask your solicitor before you commit.