Home Me Mortgages

Stamp Duty Calculator

Calculate your stamp duty land tax (SDLT) with our free UK stamp duty calculator. Get instant estimates for first-time buyers, home movers, and additional properties.

Instant stamp duty calculations Different rates for buyer types Current UK tax rates included

UK Stamp Duty Calculator

I am buying
£250,000
£50k £2M

Stamp duty on your first home

£0

Effective Tax Rate

0.00%

Calculation Breakdown

How your stamp duty is calculated across different bands

Price RangeRateTaxable AmountTax Due
£0 - £250,0000%£250,000£0
Total-£250,000£0

✅ Current Rates (From 1 April 2025)

These are the standard stamp duty rates that came into effect on 1 April 2025, after the temporary rate increases ended on 31 March 2025.

You usually pay Stamp Duty Land Tax (SDLT) on the portion of the property price when you buy a residential property.

First-time buyer rates (Current from 1 April 2025)

The table below shows the current rates for eligible first-time buyers.

Purchase price of propertyRate of Stamp Duty
£0 - £300,0000%
£300,001 - £500,0005%
Over £500,000Standard rates apply

• Eligible first-time buyers paying between £300,000 and £500,000 will pay SDLT at 5% on the amount of the purchase price more than £300,000.

• Homes costing less than £300,000 will pay no stamp duty at all.

• First-time buyers purchasing property for more than £500,000 will not be entitled to any relief and will pay SDLT at the standard rates.

Important Information
  • • This calculator is for residential properties in England and Northern Ireland
  • • Different rates apply in Scotland (Land and Buildings Transaction Tax) and Wales (Land Transaction Tax)
  • • First-time buyer relief must be claimed in an SDLT return within 14 days of completion
  • • A first-time buyer is someone who has never owned property anywhere in the world
  • • Additional property surcharge is 5% on top of standard rates for second homes and buy-to-let properties
  • • Non-UK residents may pay an additional 2% surcharge on residential properties
  • • You must pay SDLT within 14 days of property completion or face penalties and interest
  • • Rates shown are current as of July 2025 (from 1 April 2025)
📋 Refunds for Additional Property Purchases

If you buy a new main residence but there's a delay in selling your previous main residence, you might have to pay the higher rates of Stamp Duty as you'll now own two properties.

However, if you sell your previous main home within three years of buying your new home you might be able to apply for a refund of the higher SDLT rates you paid when you purchased your new home.

You can request a refund for the amount above the normal Stamp Duty rates if:
  • • You sell your previous main residence within three years, and
  • • You claim the refund within 12 months of the sale of your previous main residence, or
  • • Within 12 months of the filing date of your SDLT tax return, whichever comes later.

Understanding Stamp Duty

Get clear insights into UK stamp duty calculations and plan your property purchase budget effectively.

Tiered Tax System

Stamp duty is calculated in bands, so you only pay the higher rates on the portion above each threshold.

First-Time Buyer Relief

Eligible first-time buyers pay no stamp duty on properties up to £300,000, with relief up to £500,000.

Additional Property Surcharge

Second homes and buy-to-let properties incur an additional 5% surcharge on all price bands.

Current Stamp Duty Rates (From 1 April 2025)

These are the current stamp duty rates that came into effect on 1 April 2025.

Standard Rates

Property Value Rate
£0 - £125,000 0%
£125,001 - £250,000 2%
£250,001 - £925,000 5%
£925,001 - £1,500,000 10%
Over £1,500,000 12%

Additional Property Rates

Includes 5% surcharge for second homes and buy-to-let properties

Property Value Rate
£0 - £125,000 5%
£125,001 - £250,000 7%
£250,001 - £925,000 10%
£925,001 - £1,500,000 15%
Over £1,500,000 17%

✅ First-Time Buyer Relief

Relief Rates:
  • • £0 - £300,000: 0%
  • • £300,001 - £500,000: 5%
  • • Over £500,000: Standard rates apply
Key Points:
  • • Must be your first property anywhere in the world
  • • Relief must be claimed within 14 days of completion
  • • No relief available for properties over £500,000

Ready to Make Your Move?

Get expert guidance from our qualified mortgage advisers. We'll help you find the perfect solution for your unique situation.

Get Expert Advice Book Free Consultation
FCA Regulated

Fully Regulated

Authorised and regulated by the Financial Conduct Authority

Transparent Fees

Transparent Broker Fees

We charge a flat fee of £499 for our broker services

Whole Market

Whole Market Access

We compare deals from 90+ lenders for the best rates

Frequently Asked Questions

Everything you need to know about this calculator

What is stamp duty and who pays it?
Stamp Duty Land Tax (SDLT) is a tax paid when you buy a residential property in England and Northern Ireland. The buyer is responsible for paying this tax, which is calculated as a percentage of the property purchase price and varies depending on the price bands and buyer type.
How much stamp duty do first-time buyers pay?
First-time buyers receive significant relief on stamp duty. You pay no stamp duty on properties up to £300,000, and 5% on the portion between £300,001 and £500,000. For properties over £500,000, standard rates apply and no first-time buyer relief is available.
What is the additional property surcharge?
If you're buying a second home, buy-to-let property, or additional property, you must pay an extra 5% stamp duty surcharge on top of the standard rates. This applies to properties bought for £40,000 or more and doesn't apply to caravans, mobile homes or houseboats.
When do I need to pay stamp duty?
Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor or conveyancer typically handles this payment on your behalf as part of the completion process, so you'll need to ensure funds are available.
Are there different stamp duty rates in Scotland and Wales?
Yes, Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), both with different rates and thresholds. This calculator is specifically for England and Northern Ireland. Check with local authorities for rates in Scotland and Wales.
Can I get a refund if I sell my previous home after buying a new one?
Yes, if you buy a new main residence but there's a delay in selling your previous home, you might pay higher stamp duty rates. However, if you sell your previous main home within three years of buying your new home, you can apply for a refund of the higher SDLT rates. You must claim the refund within 12 months of selling your previous home or within 12 months of filing your SDLT return, whichever comes later.
Can I claim stamp duty relief or exemptions?
Several reliefs are available including first-time buyer relief, multiple dwellings relief for buying multiple properties, and relief for inherited properties. Some exemptions apply for properties under £125,000, transfers between spouses, and certain corporate transactions.
What happens if I get my stamp duty calculation wrong?
If you underpay stamp duty, HMRC will charge penalties and interest. If you overpay, you can claim a refund. It's important to use accurate calculations and consider getting professional advice from a solicitor or tax adviser for complex situations.