UK Stamp Duty Calculator

UK Stamp Duty Calculator estimates the Stamp Duty Land Tax on buying a home in England or Northern Ireland, band by band, from the rates published on gov.uk. It is for home movers, first-time buyers and buyers of a second property who want to see what the tax could be before they make an offer. The page lists its official sources, the date the rates took effect and the date we last reviewed them. It is an estimate, not tax advice.

How to use

1. Type the Purchase price in whole pounds. Commas and a pound sign are fine.
2. Pick Who is buying. Choose a first-time buyer only if you and everyone buying with you are first-time buyers. Choose an additional property if, at the end of the day of the purchase, you will own more than one home and have not sold your previous main home.
3. Tick Not a UK resident if you were in the UK for fewer than 183 days in the 12 months before the purchase.
4. Read the estimate, its share of the price, and the table that shows each band, its rate, the part of the price inside it and the tax on that part.

Examples

The page opens on the gov.uk example: a home for £295,000, moving home. Nothing is due on the first £125,000, 2% of the next £125,000 is £2,500 and 5% of the last £45,000 is £2,250, so the estimate is £4,750, or 1.61% of the price. Pick First-time buyer and it falls to nil, because relief removes the tax up to £300,000. Pick an additional property and every band rises by 5 points: a £300,000 purchase then comes to £20,000, the figure in the gov.uk guide on higher rates.

Limits

This covers residential freehold purchases in England and Northern Ireland only. It does not cover Scotland, which has Land and Buildings Transaction Tax, or Wales, which has Land Transaction Tax. It leaves out new leases and the tax on their rent, shared ownership, companies and trusts, six or more homes in one purchase, linked purchases, mixed-use and non-residential property, and every relief except first-time buyer relief. It does not decide whether the higher rates or the surcharge apply to you, or whether a refund is due later. Prices are whole pounds up to £1 billion, a limit we chose.

FAQ

Can I claim first-time buyer relief on a £550,000 home?

No. The relief stops above £500,000, so the whole price is taxed at the standard rates instead, and this calculator switches to them and says why.

Do I pay the higher rates if I am replacing my main home?

Usually not. gov.uk says the extra 5% does not apply when the new home replaces your main residence and the old one was sold, though there are timing rules. If you complete before you sell, you pay the higher rates first and may then claim a refund.

Does the non-resident surcharge stack with the other rates?

Yes. The 2% surcharge is added on top of whichever rates apply, including the higher rates and first-time buyer rates, which is how this tool applies it.