Stamp Duty Calculator
Work out what stamp duty you will pay on a purchase in England or Northern Ireland, including first-time buyer relief and the surcharge on additional properties.
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| Portion of price | Rate | Tax |
|---|
England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both at different rates. This covers freehold purchases; new leases, shared ownership and linked transactions are worked out differently. This is an estimate based on typical lender criteria and current rates. It is not advice, a recommendation, or an offer of credit. What you can actually borrow depends on your circumstances and the lender's own assessment.
Where to Go Next
Stamp duty is one line in a bigger budget. These pages cover the mortgage side of the same purchase.
First-Time Buyer Mortgages
Relief up to £500,000, and how the rest of your upfront costs stack up.
Home Mover Mortgages
Budgeting for the tax alongside the deposit when you move up the ladder.
Buy-to-Let Mortgages
The 5% surcharge, portfolio purchases and how landlords are assessed.
Specialist Mortgages
Limited company purchases, large loans and complex ownership structures.
First-Time Buyer Stamp Duty
Check whether first-time buyer relief applies and what it saves.
Second Home Stamp Duty
See the surcharge that applies on an additional property.
How stamp duty actually works
Stamp duty is charged in slices, not as a single percentage. You pay nothing on the first £125,000, 2% on the portion to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above that. Only the portion inside each band is taxed at that band’s rate, which is why the effective rate is always lower than the headline one.
First-time buyers pay nothing up to £300,000 and 5% between £300,000 and £500,000. The relief disappears entirely above £500,000, so a purchase at £500,001 costs several thousand pounds more than one at £500,000. If you are anywhere near that line it is worth knowing before you make an offer — our first-time buyer mortgage advice covers how the tax fits alongside your deposit.
Additional properties, including buy-to-let, carry a further 5% on every band once the price reaches £40,000. If you are replacing your main home and sell the old one within 36 months you can usually reclaim that surcharge. Buyers who are not UK resident pay another 2% on top, and the two surcharges stack.
A limited company pays the 5% surcharge on every residential purchase, even its first, and above £500,000 a company can face a flat 17% charge unless relief applies — relief is normally available where the property is run as a genuine rental business, but it has to be claimed correctly. Non-residential and mixed-use purchases use entirely different bands, and buying six or more dwellings in a single transaction counts as non-residential.
The rates here are the ones in force since April 2025. You can check the current position on GOV.UK or run the same sums through HMRC’s own calculator. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both at different rates.
| Portion of the price | Rate |
|---|---|
| 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% |
Source: GOV.UK stamp duty rates. Correct as at 15 August 2026. Rates apply in England and Northern Ireland only and can change without notice.
| Portion of the price | Rate |
|---|---|
| Up to £125,000 | 5% |
| £125,001 to £250,000 | 7% |
| £250,001 to £925,000 | 10% |
| £925,001 to £1.5 million | 15% |
| Above £1.5 million | 17% |
Source: GOV.UK stamp duty rates. Correct as at 15 August 2026. Rates apply in England and Northern Ireland only and can change without notice.
Plan the Full Cost of Your Purchase
Stamp duty is only one of the upfront costs. Tell us about your purchase and we will set out the whole picture — deposit, tax, legal fees and lender charges — alongside the mortgage options open to you.
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Read More About Stamp Duty
Rates are only part of it. Reliefs, surcharges and timing do the rest.
Stamp Duty Explained
Current rates, first-time buyer relief and the surcharges that catch people out.
Buying a Home in 2026
Every stage from agreement in principle to the day you get the keys.
Home Mover Mortgages
Porting, extra borrowing and timing when you are moving to your next home.
Capital Gains Tax on Property
What you owe when you sell, the reliefs available and the reporting deadline.
Plan the full cost, not just the tax
Stamp duty is one line in a bigger budget. Send us your purchase details and we will map the whole cost with you.
Frequently Asked Questions – Stamp Duty
How accurate is a stamp duty calculator?
The calculation itself is exact, because stamp duty is set by fixed bands rather than by lender judgement. What a calculator cannot know is whether an exemption, relief or surcharge applies to your particular circumstances, or whether the transaction is linked to another purchase. For a straightforward freehold purchase in England or Northern Ireland the figure shown should match what your solicitor calculates.
Do first-time buyers pay stamp duty?
First-time buyers pay nothing on the first £300,000 and 5% on any amount between £300,000 and £500,000. Above a purchase price of £500,000 the relief is lost entirely and the standard rates apply to the whole price. To qualify you must never have owned a home anywhere in the world, and the property must become your only residence.
How much is the stamp duty surcharge on a second property?
An extra 5% applies on every band when you buy an additional residential property worth £40,000 or more, including buy-to-let. If you are replacing your main home and complete on the new one before selling the old one, you pay the surcharge upfront but can usually reclaim it from HMRC if you sell the previous home within 36 months.
Do limited companies pay more stamp duty?
Yes. A limited company pays the 5% additional-property surcharge on every residential purchase, even its first. Above £500,000 a company can also face a flat 17% charge, although relief is normally available where the property is held as a genuine rental business. The relief has to be claimed correctly, so this is worth taking advice on before you complete.
Do non-UK residents pay extra stamp duty?
Yes. A 2% surcharge applies to residential purchases in England and Northern Ireland by buyers who were in the UK for fewer than 183 days in the 12 months before completion. It stacks with the additional-property surcharge, so a non-resident buying a second home pays 7% on top of the standard rates.
Is stamp duty the same in Scotland and Wales?
No. Stamp Duty Land Tax applies only in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own bands, thresholds and first-time buyer treatment. This calculator does not cover either.
Can I add stamp duty to my mortgage?
Not directly. Stamp duty is paid to HMRC by your solicitor and lenders will not advance funds against it, so it has to come from your own savings alongside the deposit and legal costs. Some buyers borrow slightly more against the property and use the difference, but that reduces your deposit and pushes up the loan to value, which can affect the rate you are offered.
Have a different question? Get in touch or read our full mortgage FAQs.