Stamp Duty calculator

Stamp Duty Land Tax Calculator

When you buy a residential property in England over a certain price you have to pay Stamp Duty Land Tax (SDLT). The tax is paid to the government within 14 days of completion of the sale via an SDLT return to HMRC.

The cost of stamp duty varies depending on the price of your chosen property and your reason for buying it. You can use our calculator to work out the stamp duty on your chosen property.

What is Stamp Duty?

Stamp Duty Land Tax (SDLT) is a tax on properties bought in England and Northern Ireland. The rate of Stamp Duty you'll pay will depend on the price of your property and your reason for buying it.

How is Stamp Duty paid?

The tax is paid to the government within 14 days of completion of the sale via an SDLT return to HMRC.

If you have a solicitor, estate agent or conveyancer, they’ll usually file your return and pay the tax on your behalf on the day of completion and add the amount to their fees. They’ll also claim any relief you’re eligible for, such as if you’re a first-time buyer. You can also file the return and pay the tax yourself if you wish to do so.

Stamp Duty rates

Stamp Duty for first time buyers:

From 23^rd September 2022, first-time buyers will not pay Stamp Duty on the first £425,000 of any property. Tax bands for first-time buyers are as follows:

Property value	SDLT rate
Up to £425,000	Zero
The next £500,000 (the value between £425,001 to £925,000)	5%
The next £575,000 (the value between £925,001 to £1.5 million)	10%
The remaining amount (the value above £1.5 million)	12%

Buyers moving to a new primary residence (not first time buyers):

The Stamp Duty bands for those replacing a primary residence from 23^rd September 2022 are as follows:

Property value	SDLT rate
Up to £250,000	Zero
The next £675,000 (the value between £250,001 to £925,000)	5%
The next £575,000 (the value between £925,001 to £1.5 million)	10%
The remaining amount (the value above £1.5 million)	12%

Stamp Duty for second-home buyers and buy-to-let landlords:

From 31^st October 2024, the new rates for Stamp Duty are also applicable to second-home buyers and buy-to-let landlords. However, these groups will still have to pay the 5% additional homes levy that was introduced in April 2016. Second home and buy-to-let Stamp Duty rates are therefore as follows:

Property value	SDLT rate
Up to £250,000	5%
The next £675,000 (the value between £250,001 to £925,000)	10%
The next £575,000 (the value between £925,001 to £1.5 million)	15%
The remaining amount (the value above £1.5 million)	20%

Stamp Duty for non-UK residents:

The amended rates for Stamp Duty are also applicable to people who are not resident in the UK. However, they will still have to pay the 2% non-UK resident surcharge that was introduced in April 2021. This means the current rates for this group are as follows:

Property value	SDLT rate
Up to £250,000	2%
The next £675,000 (the value between £250,001 to £925,000)	7%
The next £575,000 (the value between £925,001 to £1.5 million)	12%
The remaining amount (the value above £1.5 million)	14%

Stamp Duty Land Tax Calculator