Free tool · Powered by the Stamp duty API
Stamp duty calculator
Enter the purchase price and your situation to see the Stamp Duty Land Tax due, the effective rate and how much tax falls in each band. Covers home movers, first-time buyers, additional homes and non-UK residents.
How stamp duty is worked out
Stamp Duty Land Tax (SDLT) is paid when you buy land or property in England or Northern Ireland. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), which use different rates, so this calculator does not apply there.
SDLT is charged in slices, like income tax. Each rate only applies to the part of the price that falls inside its band, so going just over a threshold does not change the tax on the rest of the price.
Residential rates this calculator uses
| Part of the price | Home movers | First-time buyers |
|---|---|---|
| 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% |
| £500,001 to £925,000 | 5% | Standard rates apply |
| £925,001 to £1.5 million | 10% | Standard rates apply |
| Over £1.5 million | 12% | Standard rates apply |
Buyer types and surcharges
Home movers
If you are replacing your main home, or buying your only home and you have owned a home before, the standard residential rates apply.
First-time buyers
If you and everyone you are buying with have never owned a home anywhere in the world, and you will live in the property, you pay no SDLT on the first £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 at all and standard rates are used on the whole price.
Additional homes
Buying a second home, a buy-to-let or any home while you still own another usually means a surcharge of 5% of the full price on top of the standard rates. If you are replacing your main home, the surcharge may not apply, or may be refundable if you sell your old main home within the time limit.
Non-UK residents
Buyers who are not UK resident for SDLT purposes pay a further 2% of the full price on residential purchases. This is added on top of any other rates, including the additional homes surcharge.
Non-residential and mixed-use property
Commercial property, agricultural land and mixed-use property (for example a shop with a flat above) use non-residential rates: 0% on the first £150,000, 2% on £150,001 to £250,000 and 5% above £250,000. The residential surcharges do not apply to these purchases.
When you pay
A return must be filed and the tax paid within 14 days of completion. Your conveyancer usually does this for you and asks for the money before completion.
Frequently asked questions
Does this calculator work for Scotland or Wales?
No. Stamp Duty Land Tax only applies in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax, which have their own rates and thresholds.
Who counts as a first-time buyer?
You must never have owned a residential property in the UK or anywhere else, and you must intend to live in the home. If you are buying with someone else, they must also be a first-time buyer for the relief to apply.
What happens if a first-time buyer pays more than £500,000?
The relief is lost completely and standard residential rates apply to the whole price. There is no partial relief above £500,000.
Do I pay the additional homes surcharge if I have not sold my old home yet?
Usually yes, at completion. If the new home replaces your main residence and you sell the old one within the time limit set by HMRC, you can claim the surcharge back.
Can I add this calculation to my own website or app?
Yes. The Stamp duty API takes the price, property type and buyer details and returns the tax due with a breakdown by band, so you can show it in a listing, a mortgage tool or a CRM.
Free lookups are limited per visitor to keep the service fast for everyone. For bulk or automated use, use the API.