Buy a home · England & Northern Ireland
UK Stamp Duty Calculator
What you'll pay when you buy in England or NI.
Rates for the 2026/27 tax year. Estimate only, not financial advice. Scotland and Wales use different taxes.
How stamp duty is worked out
Stamp duty is charged in bands, a bit like income tax. You do not pay one rate on the whole price. Instead each slice of the price is taxed at its own rate, and the calculator adds those slices together to get the total above.
The rate you pay depends on the purchase price and your situation. Moving home uses the standard rates. First-time buyers get a lower bill up to £500,000, and buying an additional property adds a surcharge on top of every band. How stamp duty works walks through the bands, the reliefs and when you pay in full.
Stamp duty is a cash cost on top of your deposit, so it is worth planning alongside your monthly mortgage repayments. For a sense of what other buyers pay, we ran the current bands over the latest Land Registry averages to work out the stamp duty on an average home in every region and city.
Stamp duty at common property prices
The bill at the prices people ask about most, all three buyer types side by side. Every figure is worked the same way as the calculator above, on the 2026/27 rates for England and Northern Ireland. For a price that is not listed, use the calculator.
| Property price | Moving home | First-time buyer | Additional property |
|---|---|---|---|
| £125,000 | £0 | £0 | £6,250 |
| £130,000 | £100 | £0 | £6,600 |
| £150,000 | £500 | £0 | £8,000 |
| £160,000 | £700 | £0 | £8,700 |
| £175,000 | £1,000 | £0 | £9,750 |
| £180,000 | £1,100 | £0 | £10,100 |
| £200,000 | £1,500 | £0 | £11,500 |
| £220,000 | £1,900 | £0 | £12,900 |
| £230,000 | £2,100 | £0 | £13,600 |
| £250,000 | £2,500 | £0 | £15,000 |
| £270,000 | £3,500 | £0 | £17,000 |
| £275,000 | £3,750 | £0 | £17,500 |
| £280,000 | £4,000 | £0 | £18,000 |
| £300,000 | £5,000 | £0 | £20,000 |
| £310,000 | £5,500 | £500 | £21,000 |
| £320,000 | £6,000 | £1,000 | £22,000 |
| £325,000 | £6,250 | £1,250 | £22,500 |
| £330,000 | £6,500 | £1,500 | £23,000 |
| £350,000 | £7,500 | £2,500 | £25,000 |
| £375,000 | £8,750 | £3,750 | £27,500 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £420,000 | £11,000 | £6,000 | £32,000 |
| £450,000 | £12,500 | £7,500 | £35,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £550,000 | £17,500 | £17,500 | £45,000 |
| £600,000 | £20,000 | £20,000 | £50,000 |
| £650,000 | £22,500 | £22,500 | £55,000 |
| £700,000 | £25,000 | £25,000 | £60,000 |
| £750,000 | £27,500 | £27,500 | £65,000 |
| £800,000 | £30,000 | £30,000 | £70,000 |
| £850,000 | £32,500 | £32,500 | £75,000 |
| £900,000 | £35,000 | £35,000 | £80,000 |
| £1,000,000 | £43,750 | £43,750 | £93,750 |
Two things are easier to see in a table than to read about. The first-time buyer column stops helping above £500,000: from £550,000 up it matches the moving-home column exactly, because the relief is lost outright rather than tapered. And the additional-property column is not a little more, it is several times more at every price, because the 5% surcharge starts at the first pound instead of at £125,000.
Common questions
- What is stamp duty?
- A tax on buying property or land, charged in slices rather than all at one rate. Cross a band threshold and the higher rate applies only to the part of the price above it, not to the whole purchase · which is why the bill rises in steps rather than jumping. It covers England and Northern Ireland; Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax.
- Do first-time buyers pay stamp duty?
- First-time buyers pay no stamp duty on the first £300,000, then 5% on the part between £300,000 and £500,000. If the property costs more than £500,000 the relief does not apply and standard rates are used instead.
- How much is the surcharge on a second home?
- Buying an additional residential property, such as a second home or buy-to-let, adds a 5% surcharge on top of the standard rate in every band, where the price is £40,000 or more. If the new home replaces your main residence and you sell the old one, the surcharge usually does not apply.
- Does this cover Scotland and Wales?
- No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both with their own bands. This calculator covers England and Northern Ireland only.
- What is the stamp duty threshold?
- On a standard purchase you pay nothing on the first £125,000, then 2% on the part from £125,001 to £250,000, with higher rates above that. First-time buyers have a higher starting point of £300,000, as long as the home costs £500,000 or less. These are the 2026/27 rates for England and Northern Ireland.
- When do you pay stamp duty?
- You file an SDLT return and pay HMRC within 14 days of completion, the day the sale finishes and you get the keys. In practice your solicitor or conveyancer usually files it and pays on your behalf, then bills you.
About this calculator
Built for England and Northern Ireland using the SDLT rates published on gov.uk for the 2026/27 tax year. Figures are rounded to the nearest pound and are an estimate to help you plan. Always confirm the exact amount with your solicitor or HMRC before you complete.