Stamp Duty Calculator (England and Northern Ireland)
Enter the price and who is buying. See your stamp duty, the rate you pay in each band, and how first-time buyer relief or the extra charges change it.
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How this calculator works
Stamp Duty Land Tax (SDLT) is charged on the slice of the price that falls in each band. The first £125,000 is taxed at 0%, the next £125,000 at 2%, the part from £250,001 to £925,000 at 5%, the part from £925,001 to £1.5 million at 10%, and anything above that at 12%.
First-time buyers pay nothing up to £300,000 and 5% on the part from £300,001 to £500,000. If the price is over £500,000, the relief does not apply. If you are buying an additional home that costs £40,000 or more, 5 percentage points are added to every band. If you are replacing your main home and sell the old one within 36 months, the extra charge may not apply. Buyers who are not UK residents pay a further 2%.
This is for England and Northern Ireland only. Scotland and Wales have their own taxes. It is an estimate for education, and your solicitor will work out the exact figure.
SDLT rates, England and Northern Ireland
| Up to £125,000 | 0% |
|---|---|
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
| First-time buyers | Nil to £300,000, 5% on £300,001 to £500,000, no relief above £500,000 |
| Additional property | 5 percentage points added to each band |
| Non-UK residents | A further 2% |
Sources: GOV.UK: Stamp Duty Land Tax residential rates, GOV.UK: Higher rates for additional dwellings
Frequently asked questions
How much stamp duty will I pay?
It depends on the price and who is buying. Stamp duty is charged only on the slice of the price in each band. For a £400,000 home bought as a main home, it is £10,000.
Do first-time buyers pay stamp duty?
First-time buyers pay nothing up to £300,000 and 5% on the part from £300,001 to £500,000. If the price is over £500,000, they pay the standard rates on the whole price.
What is the extra charge for a second home?
If you are buying an additional residential property, 5 percentage points are added to each band. A £400,000 second home would have £30,000 of stamp duty. The extra charge only applies to purchases of £40,000 or more, and it may not apply if you are replacing your main home and sell the old one within 36 months.
Does this apply in Scotland and Wales?
No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with different rates and bands.
When do I pay stamp duty?
Within 14 days of the effective date, which is usually the completion date. Your solicitor or conveyancer normally files the return and pays it for you.