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Stamp Duty calculator: see what tax you’ll pay before you buy

Buying a home is a big step, and Stamp Duty can be a cost that takes many by surprise. Our Stamp Duty Land Tax calculator (SDLT calculator) helps you quickly work out what tax you’ll have to pay in your house purchase journey.

How to use our Stamp Duty calculator

Whether you’re a first-time buyer, moving up the property ladder, or purchasing a second home, our easy-to-use stamp duty calculator simplifies the process and does the maths for you.

  • Quick and easy: enter your property price, purchase location, and buyer type.
  • Stamp Duty rates breakdown for property purchases across the UK.
  • Get instant results. 

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What is Stamp Duty?

Stamp Duty is one of those things that pops up when you’re buying a residential home or land - and if you’re not prepared for it, it can feel like an unwelcome surprise. But don’t worry, with our SDLT calculator it can be straightforward.

It’s a tax you pay when you buy a property over a certain price in the UK. Think of it as the government’s cut of the deal. How much you pay depends on where you’re buying and how much the property costs.

Sounds complicated? It’s really just about knowing the numbers upfront so there are no surprises later. And good news, if you’re a first-time buyer, there are discounts to help make things a little easier.

Visit our Stamp Duty guide for further information.

How is stamp duty calculated?

The amount you pay depends on property value bands set by the UK government or devolved Governments if you’re buying a home in Scotland or Wales. This includes but is not limited to:

  • The price of the property.
  • Whether it’s your first home or additional home purchases (Including buy-to-let and second homes).
  • Whether you're a UK or non-UK resident.

As of 1st April 2025, Stamp Duty rates have changed. Read our Stamp Duty rate change article for further information.

Standard stamp duty rates for England and Northern Ireland residents from April 2025

Excluding second homes and non-resident buyers

Property price Main residence
Up to £125,000
(£300,000 for first-time properties £500,000 or less)		 0%
£125,001 to £250,000 2%
£250,001 to £925,000 5%
£925,001 to £1.5 million 10%
Over £1.5 million 12%
Is Stamp Duty different across the UK?

You’ll likely come across a tax on property purchases. But depending on where you’re buying in the UK, Stamp Duty goes by a different name:

  • England and Northern Ireland: Stamp Duty Land Tax (SDLT).
  • Scotland: Land and Buildings Transaction Tax (LBTT), and if you’re purchasing an additional property this is then called, Additional Dwelling Supplement (ADS).
  • Wales: Land Transaction Tax (LTT).

Though the names are different, the principle remains the same: the more expensive the property, the higher the tax.

Do first-time buyers pay Stamp Duty in the UK?

Good news! If you’re a first-time buyer buying a single property anywhere but Wales, you’re likely to be eligible for stamp duty relief. Meaning you either pay a reduced rate tax or are exempt up to a maximum property price.

Here's a breakdown of Stamp Duty rates in England, Northern Ireland and Wales from April 2025 for first-time buyers.

Use our Stamp Duty calculator above and click the "First-time buyer" option to view how much your costs will be.

Who classes as a first-time buyer?

Buying your first home is exciting — but who actually qualifies as a first-time buyer?

You’re a first-time buyer if you’ve never owned a home before. That means:

  • You’ve never owned a property - whether it was bought, inherited, or gifted - anywhere in the world.
  • You’re buying to live in the home, not as an investment or a buy-to-let property.
  • If you’re buying with someone else, they must also be a first-time buyer for you both to qualify.

Stamp Duty on second homes and buy-to-let properties?

The term “second home” can feel a little unclear, so let’s break it down. A second home is any property you buy in addition to your main residence. This could be:

  • A buy-to-let investment, where you rent out the property for extra income.
  • A holiday home, giving you a getaway spot whenever you need a break.
  • A home for family, whether it’s a place for parents to retire or a stepping stone for your children.

If you’re buying an additional residential property in England, Northern Ireland or Wales – whether a holiday home, an investment property, or a buy-to-let, you’ll probably need to pay extra tax on top of the standard Stamp Duty Land Tax (SDLT) rates.

Use our Stamp Duty calculator above and click 'Buying an additional property or second home' and this will calculate how much your Stamp Duty costs will be for you.

England and Northern Ireland

On second properties with a price between £40,000 & £125,000, you pay 5% stamp duty.

After that

  • Between £125,001 to £250,000 you pay - 7%.
  • Between £250,001 to £925,000 you pay - 10%.
  • Between £925,001 to £1.5 million you pay - 15%.
  • Over 1.5m you pay - 17%.
Second home Stamp Duty rates

Wales

On second properties with a purchase price of up to £180,000, you pay 5% Land Transaction Tax (LTT).

After that

  • Between £180,001 to £250,000 you pay – 8.5%.
  • Between £250,001 to £400,000 you pay - 10%.
  • Between £400,001 to £750,000 you pay – 12.5%.
  • Between £750,001 to £1.5 million you pay – 15%.
  • Over £1.5 million you pay - 17%.

First-time buyers buying buy-to-let properties will pay the standard home-buyer rates of LTT - skipping the usual buy-to-let surcharge.

Second home Stamp Duty rates
When do we pay Stamp Duty in the UK?

Stamp Duty is typically due when purchasing:

  • Residential and commercial properties.
  • Land purchases above a certain threshold.
  • Property transfers, such as gifts or inheritance (in some cases).

England and Northern Ireland

  • You must pay your Stamp Duty within 14 days of completing your property purchase. Usually, your solicitor or conveyancer will handle the payment and process, but it’s always good to know the costs in advance.

Wales

  • If you’re buying a house in Wales then your Land Transaction Tax (LTT) will need to be paid within 30 days of your completion date. 
Do Stamp Duty rates apply if I’m a non-UK resident?

Yes, and if you’re buying a property in England or Northern Ireland and you’ve been living outside the UK for at least 6 of the last 12 months, you’ll usually pay a 2% surcharge on top of standard Stamp Duty rates. Any longer than 6 months you’ll be considered a UK resident for Stamp Duty Land Tax purposes. If you’re buying in Wales then there is no additional surcharge – the same rules apply as for UK residents.

Learn more about Stamp Duty rates for non-UK residents.

Learn more about Stamp Duty

If you'd like to learn more about Stamp Duty, take a look at our helpful guide and learn who pays it, when you pay it and much more.

Read our Stamp Duty guide