Stamp Duty Calculator
What you pay on a property purchase in England, Northern Ireland, Scotland or Wales, band by band, using the rates in force now.
Your details
First-time buyer relief only applies if every buyer on the purchase has never owned property anywhere in the world. Wales has no first-time buyer relief.
Updates as you change the figures. No submit button needed.
Result
£1,250
Stamp Duty Land Tax on £325,000, an effective rate of 0.4%.
Band by band
Where people get this wrong
Stamp duty is due within 14 days of completion and cannot be added to the mortgage by most lenders. It has to be cash, on top of the deposit, on top of legal fees. Budget for it as part of the deposit, not as an afterthought the solicitor mentions the week before exchange.
How we calculate this
All three taxes are progressive: each rate applies only to the slice of the price inside that band. England and Northern Ireland use Stamp Duty Land Tax with bands at £125,000, £250,000, £925,000 and £1.5m (0%, 2%, 5%, 10%, 12%). First-time buyers pay 0% up to £300,000 and 5% to £500,000, with no relief above that. Additional properties add 5% to every band.
Scotland uses Land and Buildings Transaction Tax: 0% to £145,000, then 2%, 5%, 10% and 12% at £250,000, £325,000 and £750,000. First-time buyers get a £175,000 nil-rate band. The Additional Dwelling Supplement is 8% on the whole price. Wales uses Land Transaction Tax: 0% to £225,000, then 6%, 7.5%, 10% and 12%, with a separate higher schedule for additional properties and no first-time buyer relief.
Non-UK residents pay a further 2% surcharge in England and Northern Ireland, which this calculator does not include. Rates are those in force for the 2026 tax year.
This tool is for general guidance only and is not financial or tax advice. Always check your own circumstances, ideally with a qualified adviser or accountant, before making decisions.
Related reading
Property
Buy-to-Let vs Stocks & Shares ISA: What £60,000 Could Become in 30 Years
A worked example: £60,000 into a leveraged buy-to-let versus a Stocks and Shares ISA over 30 years, with the tax rules and where each one wins.
Property
Stamp Duty and the Other Costs of Buying a Home
Stamp Duty gets the headlines, but legal fees, surveys, searches and removals can add another £3,000 to £5,000 to a purchase. Here’s the full list, with real figures.