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Stamp Duty calculator

See exactly what you’ll pay to buy a home in England. Enter the price and tell us about your purchase — that’s it.

£

Drag the slider or type the price. Most homes fall between £150,000 and £750,000.

Which best describes you?

This changes the rates — pick the one that fits your purchase.

You’ll pay

£0

 

How it’s worked out

You only pay each rate on the slice of the price within that band:

Price bandRateTax
Total Stamp Duty£0
Buying soon? Get it right with us

Estimate for England & NI, 2025/26 rates. Not tax advice.

Buying in Scotland or Wales? This calculator is for England and Northern Ireland (SDLT). Scotland has its own tax (LBTT) and Wales has Land Transaction Tax (LTT), both with different rates — ask us and we’ll point you the right way.

In plain English

The terms, explained

New to all this? Here’s what the words on this page actually mean.

Stamp Duty (SDLT)
A tax you pay to HMRC when you buy a home or land in England (and Northern Ireland) above a certain price. It’s usually paid by your solicitor on completion.
The “slice” system
You don’t pay one rate on the whole price. Each rate only applies to the part of the price that falls inside that band — so the tax builds up in slices, like income tax.
Effective rate
The total Stamp Duty as a percentage of the price. Because of the slice system, it’s always lower than the top band rate you reach.
Additional-property surcharge
An extra 5% added on top of the normal rates if you’ll own more than one property after the purchase — for example a buy-to-let or second home.
FAQ

Stamp Duty questions, answered

How much Stamp Duty will I pay on a £300,000 house?
As a standard buyer (moving home), about £5,000 in 2025/26. A first-time buyer pays £0, thanks to relief up to £300,000, while a buy-to-let or second-home buyer pays more because of the 5% surcharge.
How is Stamp Duty calculated?
You pay each rate only on the slice of the price within that band — 0% up to £125,000, 2% to £250,000, 5% to £925,000, and so on. The tax builds up in slices, like income tax. Our calculator shows the full breakdown.
Do first-time buyers pay Stamp Duty?
Not on the first £300,000, on homes up to £500,000. Above £500,000 the relief is lost and standard rates apply. Choose “First-time buyer” above and the calculator shows your saving.
How much is the buy-to-let or second-home surcharge?
An extra 5% on top of the standard rates, applied to the whole price, if you’ll own more than one property after the purchase. It can add thousands — we advise on the most tax-efficient way to buy, including through a company.
When do I pay Stamp Duty?
Within 14 days of completion. Your solicitor or conveyancer usually files the SDLT return and pays it on your behalf as part of the purchase.
Is Stamp Duty different in Scotland and Wales?
Yes. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), each with their own rates and thresholds. This calculator covers England and Northern Ireland (SDLT).
Need a hand?

We help buyers and landlords buy tax-efficiently

A calculator gives you the number; we help you plan around it — including whether buying through a company makes sense.

Landlord accountants Tax planning service

Thinking about buying?

Book a free, no-obligation chat and we’ll help you buy in the most tax-efficient way — and handle the rest of your accounts and tax too.

Book a free consultation 01296 252341