Stamp duty calculator
Enter the price and how you're buying. We'll show the stamp duty and exactly how it's worked out, band by band, using the rates in force since 1 April 2025.
Rates checked 3 November 2026 Checked by Daniil Shumko, editor
You pay
No stamp duty to pay on a £300,000 home as a first-time buyer.
| Band | Rate | Price in band | Tax |
|---|---|---|---|
| £0 to £300,000 | 0% | £300,000 | £0 |
| Total to pay | £0 | ||
- First-time buyer relief applies because the price is £500,000 or less.
How stamp duty is worked out
Stamp duty works like income tax: the price is split into bands and each band has its own rate. You only pay a band's rate on the part of the price that falls inside it, never on the whole price. The one exception is the 5% surcharge on additional homes, which is charged on the whole price.
| Home mover: price band | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
| Additional home: price band | Rate |
|---|---|
| Up to £125,000 | 5% |
| £125,001 to £250,000 | 7% |
| £250,001 to £925,000 | 10% |
| £925,001 to £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Stamp Duty Land Tax, England and Northern Ireland, from 1 April 2025. First-time buyers pay 0% up to £300,000 and 5% from £300,001 to £500,000, if the price is £500,000 or less.
Worked example: a £295,000 home mover
- The first £125,000 is taxed at 0%: £0
- The next £125,000 (£125,001 to £250,000) at 2%: £2,500
- The last £45,000 (£250,001 to £295,000) at 5%: £2,250
- Total stamp duty: £4,750, which is 1.6% of the price
A first-time buyer at the same price pays £0, because first-time buyer relief covers the first £300,000.
What this calculator doesn't cover
It covers residential freehold purchases and long leases bought outright. It doesn't cover the 2% non-UK resident surcharge, new leases with rent, shared ownership, buying six or more homes at once, mixed-use or commercial property, or reliefs such as those for transfers on divorce. If any of these apply, check with HMRC or your conveyancer.
Common questions
How much stamp duty does a first-time buyer pay in 2026?
In England and Northern Ireland, a first-time buyer pays nothing on the first £300,000 and 5% on the part from £300,001 to £500,000. A £400,000 first home costs £5,000. If the price is over £500,000, the relief is lost and normal rates apply to the whole price.
What are the stamp duty rates for a home mover?
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 that. Each rate only applies to the part of the price inside its band.
How much extra stamp duty is there on a second home or buy-to-let?
Buying an additional residential property in England or Northern Ireland adds 5% of the whole price on top of the normal bands. On a £300,000 buy-to-let that's £15,000 extra, for £20,000 in total.
When do I have to pay stamp duty?
You must file a return and pay within 14 days of completion. Your solicitor or conveyancer usually does this for you and asks for the money before completion.
Does stamp duty apply in Scotland and Wales?
No. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, with different bands and reliefs.
Sources
- GOV.UK: Stamp Duty Land Tax residential property rates
- GOV.UK: Budget 2026, Annex A rates and allowances
This calculator gives a general figure, not tax, legal or financial advice. Where the government publishes worked examples, we test it against them. Found a problem? Tell us.
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