Use our calculator below to work out how much Stamp Duty you’ll pay when buying a property, wherever in the UK you’re purchasing.
If you’re looking to borrow money to fund your purchase, get in touch with our mortgage advisers to find deals suited to your situation.
Stamp Duty Calculator
Work out how much property tax you’ll pay, wherever you’re buying in the UK.
Are you a first-time buyer?
Will this be your only property?
Are you a non-UK resident?
How Much Stamp Duty Will I Pay on My New Home?
Previous and current homeowners buying a residential property don’t pay any Stamp Duty on the first £125,000 of the purchase price. Stamp Duty is charged at 2% on the portion between £125,000 and £250,000, and at 5% on the portion between £250,000 and £925,000.
First-time buyers are exempt from Stamp Duty on the first £300,000 of the purchase price, and pay 5% on the portion between £300,000 and £500,000.
Use the calculator above to find out exactly how much tax you’ll pay when buying a main residence or a second property. It works whether you’re a first-time buyer, buying a second home, or simply moving from one property to another, and covers England, Northern Ireland, Scotland, and Wales.
Stamp Duty Rates Across the UK
In England and Northern Ireland, you’ll pay between 0% and 12% of the property price, depending on which price band it falls into.
For example, the standard Stamp Duty on a property bought after April 2025 costing £300,000 works out as 2% on the portion between £125,000 and £250,000, and 5% on the portion above £250,000.
A home bought after 1 April 2025 costing £950,000 would incur 10% on the portion above £925,000, 5% on the portion between £250,000 and £925,000, and 2% on the portion between £125,000 and £250,000.
In Scotland, the equivalent tax is Land and Buildings Transaction Tax, which works on a similar principle but with its own separate price bands. In Wales, the equivalent is Land Transaction Tax, again with its own bands. Our calculator above covers all three systems, so simply select your region to get an accurate figure.
Stamp Duty FAQs
When Do You Pay Stamp Duty?
Stamp Duty must be paid within 14 days of completing the purchase. Most solicitors handle the paperwork for you as part of the completion process.
Who Has to Pay Stamp Duty?
You pay Stamp Duty when you purchase a property or a plot of land in England or Northern Ireland, officially known as Stamp Duty Land Tax (SDLT). There’s no Stamp Duty to pay on a main residence purchase up to £125,000.
In short, once a home you’re buying costs more than the 0% threshold, Stamp Duty becomes payable.
First-time buyers are exempt on the first £300,000 of a property bought for up to £500,000. If the purchase price goes above £500,000, the first-time buyer relief no longer applies, and standard rates are charged instead.
Additional Stamp Duty applies if you’re buying a second home or a buy-to-let property.
Use the calculator above to quickly see whether Stamp Duty applies to your purchase and how much you’ll owe.
What Are the Stamp Duty Rates?
These are the standard Stamp Duty rates in England, from 1 April 2025:
- No SDLT on the first £125,000
- 2% SDLT on the portion between £125,000 and £250,000
- 5% SDLT on the portion between £250,000 and £925,000
- 10% SDLT on the portion between £925,000 and £1,500,000
- 12% SDLT on anything above £1,500,000
How Much Is Stamp Duty for a First-Time Buyer?
First-time buyers pay reduced Stamp Duty, making it easier to get on the property ladder.
There’s no Stamp Duty on main residences valued up to £300,000. If a first-time buyer purchases a property priced between £300,000 and £500,000, a 5% rate applies only to the amount over £300,000. If the property costs more than £500,000, the first-time buyer relief no longer applies, and standard rates are charged on the whole amount.
If you’re buying an investment or buy-to-let property as a first-time buyer, you’ll pay standard rates rather than the first-time buyer rates. To qualify for the reduction, everyone named on the purchase must be a first-time buyer.
How Much Stamp Duty Will I Pay When Buying a Residential Property?
Our calculator will quickly show you how much Stamp Duty applies to a residential purchase. Unless you’re a first-time buyer, you’ll typically pay the standard rates.
Simply select whether you’re a first-time buyer in the calculator above. You’ll also pay additional Stamp Duty if you’re buying a second home or holiday home, since these additional residential properties usually carry an extra 5% on top of the standard rates.
How Much Stamp Duty Will I Pay on Buy-to-Let Properties?
Buy-to-let properties also carry higher Stamp Duty than a main residential purchase. On top of the standard amount, you’ll typically pay an additional 5%, in the same way as a second home purchase.
How Are Stamp Duty and Registration Charges Calculated?
Stamp Duty is calculated based on the property’s value and your circumstances as a buyer, including whether it’s your main property and whether you qualify as a first-time buyer. Working this out manually can get complicated, so use the calculator above to get an accurate figure for your purchase.
Can I Use My Mortgage to Pay Stamp Duty?
No, Stamp Duty can’t be added to your mortgage amount.
What Other Costs Will I Have to Pay When Buying a Property?
Stamp Duty is often an unwelcome addition to the cost of buying a property. Make sure you’ve budgeted for this alongside other costs, such as conveyancing and solicitors’ fees, brokerage fees, and the practical costs of moving into your new home.
If you’re unsure what costs are involved, or you’re looking for a competitive mortgage rate to make your purchase more affordable, get in touch with one of our mortgage advisers.