Stamp duty calculator
Updated
Stamp Duty Land Tax is charged in slices: nothing on the first £125,000 of a home's price, then rising rates on each slice above. First-time buyers pay nothing on the first £300,000 if the price is £500,000 or less. A second home or buy-to-let pays 5 percentage points more on every slice.
Not financial advice. General information using HMRC rates for the current tax year (2026-27); your position may differ.
Non-UK residents pay a further 2% on residential purchases in England and Northern Ireland.
Not financial advice. General information using HMRC rates for the 2026-27 tax year; your position may differ. Reviewed 30 October 2026.
Stamp duty by price
First-time buyer relief stops entirely above its cap, which is why that line jumps.
- First-time buyer
- Standard
- Additional property
Your bill
- Banded tax£4,750100%
- Surcharges£00%
Worked example
A home bought for £295,000 by someone moving house, completing today, pays £4,750 of stamp duty, 1.6% of the price. This is HMRC's own example price. The same purchase as a first-time buyer saves £4,750; as an additional property it costs £19,500.
How it works
- Each rate applies only to the part of the price inside its band, like income tax, not to the whole price.
- First-time buyer relief replaces the standard bands when the price is £500,000 or less. Above that there is no relief at all.
- The additional property surcharge adds 5% of the whole price (if it is £40,000 or more), on top of the standard bands.
- Non-UK residents add 2% of the whole price on a residential purchase.
The first-time buyer cliff
First-time buyer relief is not a taper. At £500,000 or less, the relief bands apply: nothing on the first £300,000, then 5% on the rest. One pound over £500,000 and the whole price is taxed at the standard rates from the first pound. A first-time buyer is someone who has never owned a home, anywhere in the world, and every buyer on the purchase must qualify.
Replacing your main home
If you are buying a new main home and selling your old one, you pay the standard rates. If the old one has not sold when you complete, the additional property surcharge applies, but you can reclaim it if you sell the old home within three years. Married couples and civil partners are treated as one unit for this rule.
When it is paid, and where it does not apply
The return must be filed and the tax paid within 14 days of completion, usually by your solicitor. This calculator covers England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own bands. It also covers residential property only: commercial and mixed-use purchases have their own rates, and reliefs such as multiple dwellings are not modelled.
Residential SDLT bands in force
| Portion of the price | Standard rate | Additional property rate |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,000 to £250,000 | 2% | 7% |
| £250,000 to £925,000 | 5% | 10% |
| £925,000 to £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
The temporary thresholds expired on 31 March 2025: the residential nil-rate band reverted to 125,000 and first-time buyer relief to 300,000 with a 500,000 cap. First-time buyers: 0% up to £300,000, 5% £300,000 to £500,000, for a price of £500,000 or less. Non-UK residents add 2%.
Want this worked out on your real numbers?
This page works on the figures you type. CoreFi can track your income, spending and tax position from the accounts you connect, on the same HMRC rates. It does not give tax advice.
Track your own numbersFrequently asked questions
How much stamp duty will I pay?
For a main home, nothing on the first £125,000, then the rates in the table on each slice above. Enter the price above to see the exact figure.
Do first-time buyers pay stamp duty?
Not on the first £300,000, if the price is £500,000 or less. Above £500,000 the relief is lost completely and the standard rates apply.
Does the surcharge apply to buy-to-let?
Yes. Buying a residential property when you already own one anywhere in the world, without replacing your main home, adds 5% of the whole price. Companies buying residential property pay it too.
Does this work for Scotland or Wales?
No. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, with different bands and surcharges.
Is this financial advice?
No. It is general information using HMRC rates in force today, and your position may differ. Your solicitor or conveyancer will confirm the figure on completion.
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Not financial advice. This calculator gives general information using HMRC rates and thresholds for the 2026-27 tax year. It is not tax, legal or financial advice and does not take account of your circumstances; for advice, speak to a qualified accountant or tax adviser. CoreFi is a trading name of JG Core Ltd (company 16218779). Figures reviewed 30 October 2026.