UK Stamp Duty Calculator
Calculate UK Stamp Duty Land Tax (SDLT) on any property price — standard, first-time buyer, or second home.
Last updated: 25 July 2026
Replacing your main residence
Your Stamp Duty
£2,500
Effective rate: 0.8% of property price
📊 See band-by-band breakdown
| Property price band | Rate | Tax in band |
|---|---|---|
| £0 – £250,000 | 0% | £0 |
| £250,000 – £925,000 | 5% | £2,500 |
| Total Stamp Duty | £2,500 | |
🔒Calculated in your browser. For estimation only — confirm with your solicitor for completion.
Stamp Duty Land Tax (SDLT) is one of the biggest upfront costs when buying a UK property — and it changes depending on whether you're a first-time buyer, moving home, or buying a second property. This calculator shows exactly how much you will owe at completion, with a band-by-band breakdown.
Guides
Stamp Duty explained: what you actually pay
Stamp Duty Land Tax (SDLT) is charged when you buy a home in England or Northern Ireland, not when you sell. The rates are marginal: you only pay each band's rate on the portion of the price that falls within it, not on the whole price.
From 2026 the standard bands are: 0% up to £250,000, 5% on £250k–£925k, 10% on £925k–£1.5m, and 12% above £1.5m. So a £300,000 home pays 0% on the first £250,000 and 5% on the remaining £50,000 — £2,500 in total, not £15,000.
First-time buyers get relief: 0% up to £425,000 (instead of £250,000), saving up to £8,750. Second homes and buy-to-lets pay an extra 3% surcharge on every band. Scotland uses a different tax, LBTT, and Wales uses LTT.
If you are selling and buying at the same time, you only pay SDLT on the home you buy, not the one you sell. Stamp duty is one line in a longer list: see the full cost of buying a house, or work out whether buying makes sense for you at all with the rent vs buy calculator.
Frequently Asked Questions
How much is Stamp Duty in the UK?
From 2026, Standard rate: 0% on the first £250,000, 5% on £250k–£925k, 10% on £925k–£1.5m, 12% above £1.5m. First-time buyers pay 0% up to £425,000 (if the property is £625,000 or less). Second homes and buy-to-let pay a 3% surcharge on every band.
When do I pay Stamp Duty?
You must pay SDLT within 14 days of completion. Your solicitor usually handles this and adds it to your completion statement. If you're late filing or paying, HMRC charges penalties and interest.
Do first-time buyers pay Stamp Duty?
First-time buyers pay 0% on the first £425,000, then 5% on £425k–£625k. If the property costs more than £625,000, first-time buyer relief does not apply — you pay standard rates. This can save up to £8,750.
Is there a free stamp duty converter for the UK?
Yes — the calculator above is a free stamp duty converter for England and Northern Ireland. Enter any purchase price and it applies the 2026 SDLT bands, including first-time buyer relief and the 3% second home surcharge. Buyers in Scotland pay LBTT instead, and there is a separate LBTT calculator for that.
How do I work out UK stamp tax on a house?
UK stamp tax (Stamp Duty Land Tax) is worked out band by band, not as a flat percentage. On a £300,000 home you pay 0% on the first £250,000 and 5% on the remaining £50,000, which comes to £2,500. Enter your price above for the exact figure — and if you are buying in Scotland, use the LBTT calculator instead, as the bands differ.
→ More: Complete Stamp Duty guide — full rate table, first-time buyer relief & Scotland LBTT
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Also try: UK Stamp Duty — Complete Guide & Calculator · Scotland LBTT Calculator · Stamp Duty When Selling a House · UK House Buying Tax — The Complete Guide