Work out how much Stamp Duty Land Tax you'll pay on a home in England or Northern Ireland, whether you're moving home, buying your first, or adding another property.
Worked out at https://sumlytools.com/stamp-duty-calculator/ — a guide only, not financial advice.
Current stamp duty rates
Stamp Duty Land Tax is charged in slices, like income tax. You only pay each rate on the part of the price that falls within that band. For a main home, the rates are:
0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% above £1.5 million.
First-time buyer relief
If you and anyone you're buying with have never owned a home anywhere in the world, you pay nothing on the first £300,000 and 5% on the rest up to £500,000. A first-time buyer paying £400,000 pays £5,000. Above £500,000, the relief is lost completely.
Second homes and buy-to-let
Buying a property that means you'll own more than one home adds a 5% surcharge to every band, including the 0% band. If you sell your previous main home within three years, you may be able to claim the surcharge back from HMRC.
Example
A home mover buying at £295,000 pays nothing on the first £125,000, £2,500 on the next £125,000 (2%) and £2,250 on the final £45,000 (5%), a total of £4,750.
Frequently asked questions
Do first-time buyers pay stamp duty?
First-time buyers pay nothing on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, no relief applies and you pay standard rates on the whole price.
How much is stamp duty on a second home?
If you'll own more than one home after buying, a 5% surcharge is added to every band. On a £250,000 second home, that means £15,000 rather than £2,500.
When do I pay stamp duty?
You must file a return and pay within 14 days of completion. Your solicitor or conveyancer usually handles this for you.
Does this work in Scotland or Wales?
No. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, which have different rates. This calculator covers England and Northern Ireland only.