Stamp duty calculator for England and Northern Ireland
Work out the Stamp Duty Land Tax on a home at current rates, including first-time buyer relief and the 5% surcharge on second homes and buy-to-let.
Your stamp duty
First-time buyer relief only applies to homes costing £500,000 or less, so the standard rates are used.
| Band | Rate | Amount in band | Tax |
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Planning tool, not tax or financial advice. England and Northern Ireland only. Uses the GOV.UK rates checked 8 November 2026. Your conveyancer will confirm the final figure.
Buying to let, or planning a move?
The HonestSums Buy-to-Let Deal Analyser works out the stamp duty with the 5% surcharge for you, then the rest of the deal:
- Total cash needed: deposit, stamp duty, fees, legal, survey, refurb and furnishing
- Monthly cash flow after voids, agent fees, maintenance and insurance
- Gross yield, net yield and return on the cash you put in
- The lender's stress test, PASS or FAIL, and the biggest loan that passes
- Tax in your own name against a limited company, side by side
Already letting? The Landlord Tracker keeps the books for up to five properties: rent and costs, the Section 24 tax reduction, Making Tax Digital quarters, SA105 boxes, and gas safety, EICR and EPC renewal dates.
Moving home? The Moving House Cost Planner lists every cost of buying and selling, from stamp duty, survey, conveyancing and the Land Registry fee to removals and the estate agent, then shows whether your sale and savings cover the move. It includes a moving timeline counted back from completion day.
Overpaying the new mortgage? Try the free mortgage overpayment calculator.
How stamp duty is worked out
Stamp Duty Land Tax is charged in slices, like income tax. Each part of the price is taxed at the rate for its band, and the slices are added up.
Standard rates
Nothing on the first £125,000; 2% on the part from £125,001 to £250,000; 5% from £250,001 to £925,000; 10% from £925,001 to £1.5 million; and 12% on anything above £1.5 million.
First-time buyers
If you and anyone you are buying with have never owned a home, there is nothing to pay on the first £300,000 and 5% on the part from £300,001 to £500,000. Above £500,000 the relief is lost and the standard rates apply to the whole price.
Second homes and buy-to-let
If buying the property means you will own more than one home, you usually pay an extra 5% on top of every standard band, including the first £125,000.
What it does not cover
Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, with different rates. Buyers who are not UK resident usually pay a further 2%, which is not included here. Nor are commercial or mixed-use property, or the special rules for some new leases and shared ownership.