UK Stamp Duty calculator (SDLT) for England and Northern Ireland
How much Stamp Duty Land Tax you pay when you buy a home: the standard rates, first-time buyer relief, the extra 5% on another home and the extra 2% if you are not a UK resident.
Stamp Duty to pay
£4,750.00
1.61% of the price of £295,000
- Standard rates
On a purchase price of £295,000 the Stamp Duty Land Tax is £4,750.00: 0% on £125,000, 2% on £125,000 and 5% on £45,000. That is 1.61% of the price.
You must send the return and pay within 14 days of completion, even if you owe nothing (a late return costs £100, then £200). Your solicitor or conveyancer normally does it for you and asks for the money before completion.
- This is for homes in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, with different bands: they are not calculated here.
- Not included: new leasehold homes (1% on the net present value of the rent above £125,000), buying six or more homes at once, companies and trusts, linked purchases, and mixed-use property.
I’m not an accountant or a financial advisor. This is an estimate, for information only. Check with a professional before you decide.
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| £0 to £125,0000% on £125,000 | £0.00 | |
|---|---|---|
| £125,000 to £250,0002% on £125,000 | £2,500.00 | |
| £250,000 to £295,0005% on £45,000 | £2,250.00 | |
| = | Stamp Duty Land Tax | £4,750.00 |
How it works
- Stamp Duty Land Tax is charged in slices, like income tax: each part of the price pays the rate of its own band. For a single home the bands are nothing up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million and 12% above.
- First-time buyers pay nothing up to £300,000 and 5% on the part from £300,001 to £500,000. If the price is above £500,000 there is no relief and the standard bands apply to the whole price.
- If you will own more than one home after the purchase, add 5% to every band (5%, 7%, 10%, 15%, 17%) for a property of £40,000 or more, unless the new home replaces your main residence and you sold the old one within 36 months. If you are not UK resident, add another 2%.
Worked example
A house bought for £295,000 with no other home: nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £45,000 (£2,250): £4,750 in total. A first-time buyer paying £500,000 owes 5% on £200,000: £10,000. An extra home at £300,000 owes £6,250 + £8,750 + £5,000: £20,000.
Sources
- GOV.UK — Stamp Duty Land Tax: Residential property rates
- GOV.UK — Higher rates of Stamp Duty Land Tax (additional residential properties)
- GOV.UK — Pay Stamp Duty Land Tax
- GOV.UK — How to send a Stamp Duty Land Tax return
Text checked on October 12, 2026
Good to know
- The bands and reliefs are those in force from 1 April 2025 and still current when this page was checked on 12 October 2026. Rates change at Budgets: check GOV.UK before you exchange contracts.
- The calculator treats everyone who buys together as first-time buyers or not: if one of you has owned a home before, the first-time buyer relief does not apply to the purchase.
- If you buy a new main home before selling the old one, you pay the extra 5% at completion and can claim it back if you sell the old one within 36 months.
- Your solicitor or conveyancer files the SDLT return, but the tax is yours: ask for the figure early so that it is in your budget with the deposit, the survey and the legal fees.
- Not financial advice: the figure is an estimate with the published rates. For a complicated purchase (a lease, several homes, a company) ask a solicitor or a tax adviser.
Frequently asked questions
How much Stamp Duty do I pay on a £295,000 home?
£4,750 if it is the only home you own: nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £45,000 (GOV.UK’s own example).
How much do first-time buyers pay?
Nothing up to £300,000 and 5% on the part between £300,000 and £500,000: £10,000 on a £500,000 home. Above £500,000 there is no relief.
How much extra do I pay on a second home?
5% on top of every band for a property of £40,000 or more: £20,000 on a £300,000 additional home instead of £5,000. You do not pay it if the new home replaces your main residence and the old one was sold within 36 months.
Is there extra Stamp Duty for non-residents?
Yes: 2% on top of all the other rates for a home in England or Northern Ireland if you were in the UK for fewer than 183 days in the 12 months before buying.
When do I have to pay Stamp Duty?
Within 14 days of completion, with the SDLT return, even if no tax is due. Solicitors normally handle it and ask you for the money before completion.
Next step
- The checklistBuying a home in England and Wales: the checklist
- The short guideStamp Duty explained: what you pay on a home in England
- The calculatorMortgage payment calculator
- The routeBuying a home in England