Stamp Duty Calculator (UK)

Standard Residential Rates

Stamp Duty Land Tax (SDLT) in England and Northern Ireland is charged in bands, much like income tax — each portion of the price is taxed at the rate for that band, not the whole price at a single rate. The current residential bands are: nothing on the portion up to £250,000; 5% on the portion from £250,001 to £925,000; 10% from £925,001 to £1.5 million; and 12% on anything above £1.5 million. A worked example makes the band system clear: on a £400,000 home you pay 0% on the first £250,000 (nothing) and 5% on the remaining £150,000 (£7,500), for a total of £7,500 — an effective rate of under 2%, not the headline 5%. This banded approach means the marginal rate (on the next pound) is higher than the effective rate (across the whole price). Scotland and Wales operate their own equivalents — Land and Buildings Transaction Tax (LBTT) in Scotland and Land Transaction Tax (LTT) in Wales — with different bands and thresholds, so this calculator's figures apply to England and Northern Ireland. Rates and thresholds are set by the government and change periodically in Budgets, sometimes at short notice, so always confirm the current bands before committing to a purchase.

First-Time Buyer Relief

First-time buyers get valuable relief that reduces or eliminates SDLT on lower-priced purchases. A first-time buyer pays no SDLT on the first £425,000 of the price, then 5% on the portion between £425,001 and £625,000. Crucially, the relief is all-or-nothing at the top: if the property costs more than £625,000, you get no first-time buyer relief at all and pay the standard rates on the whole purchase. To qualify, all buyers must be first-time buyers (never having owned a residential property anywhere in the world), and you must intend to live in the property as your main residence. A worked example: a first-time buyer purchasing at £500,000 pays nothing on the first £425,000 and 5% on the remaining £75,000 — £3,750, compared with £12,500 a non-first-time buyer would pay at standard rates, a saving of £8,750. The relief makes a meaningful difference on typical first homes, though in high-price areas the £625,000 cliff edge means some first-time buyers get nothing. Like all SDLT rules, first-time buyer thresholds are subject to change in government Budgets, so verify the current figures.

Additional Property Surcharge

If you buy an additional residential property — a second home, a holiday home, or a buy-to-let — while still owning another, you pay a surcharge on top of all the standard rates. This higher-rate surcharge applies to the entire price (within each band), not just the portion above a threshold, which makes it a substantial extra cost. A worked example: on a £350,000 additional property, you pay the standard SDLT plus the surcharge across every band, adding several thousand pounds to the bill compared with the same property bought as a sole main residence. The surcharge is designed to dampen demand from second-home buyers and landlords. Some important nuances: if you're replacing your main residence (selling your old home and buying a new one) you don't pay the surcharge, even if there's a brief overlap — and if you pay it because the sale hadn't completed in time, you can usually reclaim it if you sell the previous main home within a set period. Companies and certain purchases have their own rules. Because the surcharge rate and its rules change in Budgets and the situations can be complex (divorce, inherited shares, mixed-use property), confirm current rates and take advice for anything non-standard.

When to Seek Financial Advice

Calculator results provide estimates based on stated inputs and should not replace professional financial advice for significant decisions. Free, regulated financial guidance is available through MoneyHelper (moneyhelper.org.uk, 0800 011 3797) for general money queries. Regulated independent financial advisers (IFAs) — find one at unbiased.co.uk — provide personalised advice on mortgages, pensions, investments, and insurance. Advice fees are typically £150-350 per hour or a percentage of assets