Buyer guide
UK Stamp Duty Calculator 2025/26
Stamp duty (SDLT) is one of the largest upfront costs of buying a home in England and Northern Ireland. Work out exactly what you’ll pay below.
Stamp duty payable
£7,500
Effective rate: 2.14% of the purchase price
Breakdown
| Band | Rate | Duty |
|---|---|---|
| £0k – £125k | 0% | £0 |
| £125k – £250k | 2% | £2,500 |
| £250k – £925k | 5% | £5,000 |
Rates apply to England and Northern Ireland. Scotland (LBTT) and Wales (LTT) use different bands.
Current rates for 2025/26
The temporary thresholds introduced during the pandemic reverted on 1 April 2025. The current bands are shown below and apply to anyone buying a single main residence in England or Northern Ireland.
| Band | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
First-time buyer relief
If you’re buying your first home and the purchase price is £500,000 or less, you pay a reduced rate:
| Band | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
Above £500,000 the standard rates apply and no first-time buyer relief is available. You count as a first-time buyer only if you have never previously owned a residential property anywhere in the world.
Where stamp duty fits into total buying costs
Stamp duty is one component of the cash you need on completion day. For most buyers, the upfront bill looks roughly like this:
- Deposit. Usually 10–25% of the purchase price. This goes to the seller via your solicitor.
- Stamp duty. Paid to HMRC within 14 days of completion. Your solicitor handles the submission.
- Conveyancing fees. Typically £1,000–£2,500 for a standard purchase, including the solicitor’s fee and disbursements (search fees, Land Registry charges).
- Survey. A RICS Level 2 (£400–£900) or Level 3 (£600–£1,500) inspection, depending on age and condition of the property.
- Mortgage fees. Arrangement fees of £500–£2,000 are common. These can sometimes be added to the loan, but that means interest on them for the term.
On a £400,000 purchase with a 10% deposit, the typical upfront total is around £50,000 once stamp duty, solicitor fees, and a survey are included. It’s worth modelling this early: running the numbers at your offer price, and at the top of your negotiation range, helps you decide what you can actually stretch to.
Frequently asked
When do I pay?
Within 14 days of completion. In practice, your solicitor submits the return and pays HMRC on your behalf on the day of completion, using funds you have transferred to them beforehand.
Does stamp duty apply to Scotland or Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). The bands and rates differ. This calculator covers England and Northern Ireland only.
What if I’m buying an additional property?
A 5% surcharge applies on top of the standard rates when buying a second home or buy-to-let. This calculator shows the base rate for a main residence; add 5% of the purchase price if the surcharge applies.
What counts as a first-time buyer?
You must never have owned a residential property, anywhere in the world. Both buyers must qualify for a joint purchase to claim the relief. Inherited property counts as ownership for this purpose.
Going beyond the calculator
Stamp duty is a fixed cost based on the price you pay. If you’re considering an offer and want to see whether the asking price is supported by comparable sales, run the property through a Hauscope report — it models fair value against recent sold prices in the area.
This is an illustrative calculator. Figures are a guide only and do not constitute tax or legal advice. For a binding calculation, consult your solicitor or the HMRC website.