How to use the Stamp Duty Calculator (England & NI)
- Enter the purchase price.
- Choose your buyer type: home mover, first-time buyer or additional property.
- Tick non-UK resident if it applies.
- Read the total Stamp Duty and the breakdown by band.
SDLT residential rates from 1 April 2025
| Portion of price | Standard | First-time buyer (≤ £500k) | Additional property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% | 7% |
| £250,001 – £300,000 | 5% | 0% | 10% |
| £300,001 – £500,000 | 5% | 5% | 10% |
| £500,001 – £925,000 | 5% | standard rates apply | 10% |
| £925,001 – £1.5m | 10% | – | 15% |
| Over £1.5m | 12% | – | 17% |
Non-UK residents pay an extra 2% on every band. Scotland (LBTT) and Wales (LTT) have their own taxes.
Worked examples
| Price | Home mover | First-time buyer | Additional property |
|---|---|---|---|
| £200,000 | £1,500 | £0 | £11,500 |
| £300,000 | £5,000 | £0 | £20,000 |
| £450,000 | £12,500 | £7,500 | £35,000 |
| £600,000 | £20,000 | £20,000 (no relief) | £50,000 |
Frequently asked questions
How much stamp duty do first-time buyers pay?
Nothing up to £300,000, then 5% on the part between £300,001 and £500,000. Above £500,000 the relief is lost and standard rates apply.
What is the stamp duty surcharge for second homes?
Additional properties pay 5 percentage points on top of each standard band, so the first £125,000 is charged at 5%.
When do I pay stamp duty?
Within 14 days of completion. Your solicitor usually files the return and pays it for you.
Does stamp duty apply in Scotland and Wales?
No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, with different rates.
Can I add stamp duty to my mortgage?
Not directly, but you can borrow more or use a smaller deposit. Check repayments with the Mortgage Calculator.
Sources and references
Our team builds and tests every tool by hand, checks each formula against official sources (IRS, HMRC, the Income Tax Department of India, CBSE, NHS, WHO) and reviews pages whenever rules change. Last reviewed on . Spotted a mistake? Tell us.