Stamp Duty Calculator

What does this calculator assume?

• England & Northern Ireland rates (Wales uses LTT, Scotland uses LBTT — different calculators).
• You're a UK resident — non-UK residents pay a 2% surcharge on top.
• The property is a typical freehold or leasehold residential transaction.
• Doesn't include your solicitor's costs or the SDLT return fee.
• Effective rates apply at completion — the rules in force on the day you complete.

How is stamp duty actually calculated?

Stamp duty is tiered, not flat. Each band of the price is taxed at a different rate. For a standard buyer:

• £0 – £250,000: 0%
• £250,000 – £925,000: 5%
• £925,000 – £1.5m: 10%
• £1.5m+: 12%

So on a £400,000 property, you pay 0% on the first £250,000 and 5% on the next £150,000 — £7,500 total, not £20,000.

What counts as a "first-time buyer"?

You've never owned (alone or jointly) a residential property anywhere in the world. If buying jointly, all buyers must qualify.

First-time buyer relief means 0% up to £425,000 and 5% from £425,000 to £625,000. Above £625,000, you pay normal rates with no relief.

When does the 3% additional-property surcharge apply?

When the purchase will result in you owning more than one residential property after completion. Common cases: buy-to-let purchases, second homes, parents buying for children.

It applies even if your main residence is overseas. If you're replacing your main residence (selling old, buying new on the same day), the surcharge doesn't apply.

When do I have to pay stamp duty?

Within 14 days of the property's completion date. Your solicitor or conveyancer will normally handle the SDLT return and payment from your completion funds, but you remain legally responsible for the return being filed correctly and on time.