Stamp Duty Calculator (England & Northern Ireland)
Stamp Duty Land Tax (SDLT) on a home in England or Northern Ireland, at the current GOV.UK rates. Enter the price and choose home mover, first-time buyer or additional property to see the tax, each band it falls in and your effective rate. Results update instantly. No sign-up. Buying in Scotland or Wales? Different taxes apply (see below).
Residential property in England or Northern Ireland, bought by an individual who is a UK resident for SDLT. Freehold, or the premium of an existing lease. Not for Scotland or Wales.
- Property price£0
- SDLT for your case£0
- Effective rate0%
- Home mover / only home£0
- First-time buyer£0
- Additional property£0
Your SDLT, band by band
Each slice of the price is taxed at its own rate; the total is the sum of the slices.
| Portion of the price | Rate | Amount in this band | Tax |
|---|
Quick answer
Buying a £295,000 home in England or Northern Ireland: £4,750 at the standard rates, £0 for a first-time buyer and £19,500 if it is an additional property. Rates from GOV.UK, checked 18 October 2026. Not for Scotland or Wales. Rules can change and depend on your circumstances.
SDLT at common prices
Same rates as the calculator. "n/a" means first-time buyer relief can't be claimed (price over £500,000).
| Price | Home mover | First-time buyer | Additional property |
|---|
Residential SDLT rates
GOV.UK: “You pay SDLT at these rates if, after buying the property, it is the only residential property you own. You usually pay 5% on top of these rates if you own another residential property.”
| Property or lease premium or transfer value | SDLT rate | Higher rates (additional property) |
|---|---|---|
| Up to £125,000 | Zero | 5% |
| The next £125,000 (£125,001 to £250,000) | 2% | 7% |
| The next £675,000 (£250,001 to £925,000) | 5% | 10% |
| The next £575,000 (£925,001 to £1.5 million) | 10% | 15% |
| The remaining amount (above £1.5 million) | 12% | 17% |
First-time buyer relief
GOV.UK: you can claim relief if the property you buy is your first home and you and anyone else you're buying with are first-time buyers. You'll pay:
- no SDLT up to £300,000
- 5% on the portion from £300,001 to £500,000
“If the price is over £500,000, you cannot claim the relief. Follow the rules for people who've bought a home before.” There is no taper: at £500,001 the whole price goes back to the standard rates, so SDLT jumps from £10,000 to £15,000.05.
Higher rates for additional properties
You'll usually pay 5% on top of the normal rates if buying a new residential property means you'll own more than one. HMRC's guidance adds that the higher rates apply when you buy a residential property for £40,000 or more, and property worth less than £40,000 is not counted. The rules apply to anyone you're married to or buying with, not just you, and to property owned anywhere in the world.
Replacing your main home: you will not pay the extra 5% if the property you're buying replaces your main residence and the previous one was sold within 36 months of completing your new purchase. If you have not sold your main residence on the day you complete, you pay the higher rates, and you may be able to get a refund later.
The GOV.UK examples, reproduced
- £295,000 home: “0% on the first £125,000 = £0; 2% on the second £125,000 = £2,500; 5% on the final £45,000 = £2,250; total SDLT = £4,750.” The calculator's default inputs give exactly this.
- First-time buyer, £500,000: “0% on the first £300,000 = £0; 5% on the remaining £200,000 = £10,000; total SDLT = £10,000.”
- Additional property, £300,000: “5% on the first £125,000 = £6,250; 7% above £125,000 and up to £250,000 = £8,750; 10% on the final £50,000 = £5,000; Total SDLT = £20,000.”
All three are checked by an automated test that runs before every update.
Scotland and Wales are different
GOV.UK: you pay SDLT on property or land over a certain price in England and Northern Ireland. The tax is different if the property or land is in Scotland (Land and Buildings Transaction Tax) or Wales (Land Transaction Tax, for sales completed on or after 1 April 2018). This calculator does not cover either.
What this calculator does not cover
- Non-UK residents. If you were not present in the UK for at least 183 days in the 12 months before buying, you'll usually pay a 2% surcharge on top of any other rates. Not included here.
- New leases. On a new residential lease you may also pay 1% on the part of the rent's net present value over £125,000. Not included.
- Companies, trusts, shared ownership, 6 or more properties, linked purchases and mixed-use or non-residential property have their own rules.
- Paying it. Send an SDLT return to HMRC and pay within 14 days of completion; your solicitor or conveyancer usually does this for you.
The formula
- Standard: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million, 12% above
- First-time buyer (price £500,000 or less): 0% to £300,000, 5% to £500,000
- Additional property (£40,000 or more): each standard rate + 5%
See the formula with your own numbers
These update live from the calculator inputs above.
Frequently asked questions
How much is stamp duty on a £295,000 house?
At the standard residential rates in England and Northern Ireland: 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £45,000 (£2,250), so £4,750 in total. This is GOV.UK's own example.
Do first-time buyers pay stamp duty?
GOV.UK: first-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000 you cannot claim the relief and the normal rates apply. You are eligible if you and anyone else you are buying with are first-time buyers.
How much stamp duty on a second home or buy-to-let?
You usually pay 5% on top of the normal rates if buying the property means you will own more than one residential property: 5% up to £125,000, 7% to £250,000, 10% to £925,000, 15% to £1.5 million and 17% above. GOV.UK's example: a £300,000 additional property costs £20,000. The higher rates apply to purchases of £40,000 or more.
Do I pay the higher rates if I haven't sold my old home yet?
If you have not sold your main residence on the day you complete your new purchase, you pay the higher rates because you own 2 properties. You will not pay the extra 5% if the new property replaces your main residence and the previous one was sold within 36 months of completing; GOV.UK explains how to check for a refund.
Does this work for Scotland or Wales?
No. SDLT applies in England and Northern Ireland. In Scotland you pay Land and Buildings Transaction Tax and in Wales you pay Land Transaction Tax, which have their own rates.
Method & sources
- Calculation: the price is split into the GOV.UK bands and each slice is taxed at its rate. First-time buyer rates are used only when the price is £500,000 or less; the higher rates only when the price is £40,000 or more.
- Standard rates, first-time buyer relief, 5% surcharge, replacing a main residence, non-resident surcharge and the £295,000 and £500,000 examples: GOV.UK — gov.uk/stamp-duty-land-tax/residential-property-rates.
- Higher rates from 1 April 2025, the £40,000 rule and the £300,000 example: HMRC — gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property.
- England and Northern Ireland only; Scotland LBTT and Wales LTT; paying within 14 days: GOV.UK — gov.uk/stamp-duty-land-tax.
- All sources checked 18 October 2026. Verification: automated tests, run before every update, including all three GOV.UK examples.
- Reviewed: .
Educational estimate only, not personal financial, legal or tax advice. Rules can change and depend on your circumstances; your conveyancer files the return. Check with HMRC's own SDLT calculator or GOV.UK before you rely on a figure.
Run your own numbers
Enter the price and your situation to see your Stamp Duty Land Tax band by band.
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