Stamp duty calculator
Last reviewed: 14 July 2026 · Bands verified against gov.uk
Stamp Duty Land Tax (SDLT) is charged in slices on property purchases in England and Northern Ireland: 0% up to £125,000, then 2%, 5%, 10% and 12% on the portions above. A standard buyer purchasing at £300,000 pays £5,000. First-time buyers pay nothing up to £300,000 on purchases of £500,000 or less, and an additional property usually adds a 5% surcharge across every band. This free calculator shows the slice-by-slice figure. Information, not tax advice.
Not tax advice. Bands and surcharges change with government policy, and reliefs have conditions (residency, replacing a main home, shared ownership elections). Confirm your own liability with the official gov.uk SDLT calculator or your conveyancer.
Work out the stamp duty on a purchase
Free. No email needed. Runs in your browser, stores nothing. England and Northern Ireland only.
Stamp duty due
£5,000
Effective rate
1.7%
Worked example: a standard buyer at £300,000 pays 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £50,000 (£2,500), a total of £5,000. Change the figures above for your own purchase.
Slice-by-slice SDLT at the bands in force since April 2025, verified against gov.uk on 14 July 2026. Reliefs have conditions this simple tool cannot check. Not a quote, not tax advice.
The bands this calculator uses
| Portion of the price | Standard rate | First-time buyer |
|---|---|---|
| Up to £125,000 | 0% | 0% |
| £125,001 to £250,000 | 2% | 0% |
| £250,001 to £300,000 | 5% | 0% |
| £300,001 to £500,000 | 5% | 5% (relief lost entirely above £500,000) |
| £500,001 to £925,000 | 5% | standard rates (no relief) |
| £925,001 to £1.5 million | 10% | standard rates (no relief) |
| Above £1.5 million | 12% | standard rates (no relief) |
Additional residential properties usually add a 5% surcharge on top of the standard rate in every band. Source: gov.uk, accessed 14 July 2026.
How it fits your budget
Stamp duty is paid in cash on completion, on top of your deposit, so it directly reduces the deposit you can put down. Check the current thresholds, see how much deposit you need, then use the affordability calculator and the repayment calculator to build the full picture. When you are ready, we can introduce you to a regulated broker who will confirm the real numbers for your case.
Common questions
How is stamp duty worked out?
SDLT is charged in slices, like income tax. On a standard purchase you pay 0% on the first £125,000, 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million and 12% above that. Only the portion inside each band is taxed at that band’s rate.
What do first-time buyers pay?
First-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000, provided the purchase price is £500,000 or less. If the price is over £500,000 the relief is lost entirely and standard rates apply to the whole purchase.
What is the surcharge on a second property?
Buying an additional residential property, such as a second home or a buy-to-let, usually adds 5% on top of the standard rates across all bands. Whether the surcharge applies to your situation, for example if you are replacing your main residence, is exactly the kind of detail to confirm on gov.uk or with your conveyancer.
Does this cover Scotland and Wales?
No. SDLT applies in England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), each with different bands. Use Revenue Scotland’s or the Welsh Revenue Authority’s calculator for those.
Founder, MortgageExplained, MortgageExplained
Adam spent nearly a decade as a mortgage adviser at Just Mortgages, with further experience in commercial finance. He is CeMAP and CF qualified. He built MortgageExplained to do one thing well: explain mortgages in plain English, then introduce you to a regulated broker when you are ready. Every page is written and reviewed by Adam.
Last reviewed: 14 July 2026