--- title: "Stamp Duty Calculator 2026: England and NI" description: "Work out stamp duty on a home in England or Northern Ireland for 2026-27. First-time buyer relief, home movers and the 5% second home surcharge, shown band by band." url: https://housemaths.com/tools/stamp-duty-calculator/ publisher: House Maths (https://housemaths.com) editor: Daniil Shumko note: General information about UK property, not financial advice. Check the dated figures against the sources listed. --- # 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](https://housemaths.com/about/#editor), editor > **Interactive calculator.** Use it at https://housemaths.com/tools/stamp-duty-calculator/. The figures below are its worked example with the default inputs. You pay **£0** No stamp duty to pay on a £300,000 home as a first-time buyer. *Stamp Duty Land Tax, worked band by band. Amounts are rounded down to the pound, as the tax authority does.* | 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](https://housemaths.com/tools/lbtt-calculator/) and Wales has [Land Transaction Tax](https://housemaths.com/tools/ltt-calculator/), with different bands and reliefs. ## Sources 1. [GOV.UK: Stamp Duty Land Tax residential property rates](https://www.gov.uk/stamp-duty-land-tax/residential-property-rates) 2. [GOV.UK: Budget 2026, Annex A rates and allowances](https://www.gov.uk/government/publications/budget-2026-overview-of-tax-legislation-and-rates-ootlar/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](mailto:support@housemaths.com). Read next [Buying ### First-time buyer stamp duty in 2026: the £300,000 rule First-time buyers in England and NI pay no stamp duty up to £300,000 and 5% up to £500,000. Worked examples, the £500,000 cliff edge, and who qualifies. Updated 5 November 2026](https://housemaths.com/guides/first-time-buyer-stamp-duty/) More calculators - [Landlord tax 2027 calculator](https://housemaths.com/tools/landlord-tax-calculator/) - [Mortgage repayment calculator](https://housemaths.com/tools/mortgage-calculator/) - [LBTT calculator (Scotland)](https://housemaths.com/tools/lbtt-calculator/)