Stamp duty calculator
Enter the price and who is buying to see the stamp duty you owe, worked out on each slice of the price.
- Home movers pay nothing up to
- £125,000
- First-time buyers pay nothing up to
- £300,000
- Second home surcharge
- +5%
- £300,000 home, moving
- £5,000
- HMRC 2026/27 rates
- Private: nothing leaves your device
- Free, no sign-up
Stamp duty rates in England and Northern Ireland
| Portion of the price | Home movers | First-time buyers | Second homes |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 to £250,000 | 2% | 0% | 7% |
| £250,001 to £300,000 | 5% | 0% | 10% |
| £300,001 to £500,000 | 5% | 5% | 10% |
| £500,001 to £925,000 | 5% | No relief | 10% |
| £925,001 to £1.5 million | 10% | No relief | 15% |
| Over £1.5 million | 12% | No relief | 17% |
Buyers who are not UK resident pay an extra 2% on every band. Second homes under £40,000 pay no surcharge.
Stamp duty by price, at a glance
- First-time buyer
- Moving home
- Second home or buy-to-let
Buying your first home?
First-time buyers pay nothing on homes up to £300,000. Go £1 over £500,000 and the whole relief goes, adding £5,000 to the bill.
Stamp duty at common prices
| Price | First-time buyer | Moving home | Second home |
|---|---|---|---|
| £200,000 | £0 | £1,500 | £11,500 |
| £250,000 | £0 | £2,500 | £15,000 |
| £300,000 | £0 | £5,000 | £20,000 |
| £350,000 | £2,500 | £7,500 | £25,000 |
| £400,000 | £5,000 | £10,000 | £30,000 |
| £450,000 | £7,500 | £12,500 | £35,000 |
| £500,000 | £10,000 | £15,000 | £40,000 |
| £600,000 | £20,000 | £20,000 | £50,000 |
| £750,000 | £27,500 | £27,500 | £65,000 |
| £1,000,000 | £43,750 | £43,750 | £93,750 |
Stamp duty on every price from £100,000 to £2 million
Questions people ask
Who pays stamp duty?
The buyer. You pay Stamp Duty Land Tax when you buy a home or land in England or Northern Ireland for more than £125,000, or more than £300,000 as a first-time buyer. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax instead.
Who counts as a first-time buyer?
Someone who has never owned a home, or a share of one, anywhere in the world, and who will live in the home they are buying. If you buy with someone who has owned a home before, you both lose the relief.
Do I pay the 5% surcharge if I am replacing my main home?
No, as long as you sell your old main home on or before the day you complete. If you buy first and sell within three years, you can claim the surcharge back from HMRC.
Can stamp duty be added to my mortgage?
Not directly, as it is due within 14 days of completion. Some buyers borrow more to keep cash back for it, which raises the loan to value and may change your rate.