Stamp Duty Calculator
Find out how much Stamp Duty Land Tax (SDLT) you will pay on a property in England or Northern Ireland, with current rates for movers, first-time buyers and second homes.
Your purchase
Stamp Duty rates in England and Northern Ireland
Stamp Duty works like Income Tax: each slice of the price is taxed at its own rate. These rates have applied since 1 April 2025.
| Portion of price | Home mover | Second home |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
First-time buyer rates
| Portion of price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
To count as a first-time buyer, you and anyone buying with you must never have owned a home anywhere in the world, and you must be buying your main residence.
Worked example: £450,000 home
- Home mover: £0 + £2,500 + £10,000 = £12,500
- First-time buyer: 5% of £150,000 = £7,500
- Second home: £6,250 + £8,750 + £20,000 = £35,000
Other costs to budget for
Stamp Duty is only part of the cost of buying. Allow for solicitor fees (often £1,000 to £2,000), a survey (£300 to £1,000), mortgage arrangement fees and removals. Use our mortgage calculator to see your monthly payments.
This is an estimate for residential purchases. Shared ownership, mixed-use, multiple dwellings and company purchases follow different rules. Check with your conveyancer or HMRC before you complete.
Sources
Figures are checked against these official sources. Last reviewed 7 November 2026.
Common questions
How much stamp duty do I pay on a £300,000 house?
A home mover pays £5,000: nothing on the first £125,000, 2% (£2,500) on the next £125,000 and 5% (£2,500) on the last £50,000. A first-time buyer pays nothing.
Do first-time buyers pay stamp duty?
First-time buyers pay nothing on the first £300,000 and 5% on the part between £300,001 and £500,000. If the price is over £500,000, there is no relief and standard rates apply to the whole price.
How much extra do you pay on a second home?
Buying an additional residential property, such as a buy-to-let or second home, adds 5% to every band. Properties under £40,000 are exempt from the surcharge.
Does stamp duty apply in Scotland and Wales?
No. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), each with their own rates. This calculator is for England and Northern Ireland.
When do I have to pay stamp duty?
You must file a return and pay within 14 days of completion. Your solicitor or conveyancer normally does this for you.
Can I get the second home surcharge back?
If you sell your previous main home within 3 years of buying the new one, you can usually claim a refund of the extra 5% from HMRC.