Stamp duty calculator.

Stamp duty land tax on residential property in England and Northern Ireland, for owner-occupiers, first-time buyers, landlords, second homes and companies. The rates from 1 April 2025. Free, nothing stored.

£
Landlords, second homes and companies pay the 5% surcharge on every band.
Adds the 2% non-resident surcharge on every band.
Rates in use

Standard bands from 1 April 2025: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1,500,000, 12% above. Surcharge on additional properties 5%. First-time buyers: 0% to £300,000 and 5% to £500,000, no relief above £500,000. Non-resident surcharge 2%. Edit the code in assets/js/calculators.js when the rates change.

Stamp duty to pay £0 Effective rate 0% of the price.

Payable within 14 days of completion; your solicitor files the return.

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How stamp duty is worked out.

Bands, not a flat rate. Each slice of the price is taxed at its own rate.

The standard bands

Nothing on the first 125,000 pounds, 2 percent on the slice up to 250,000, 5 percent up to 925,000, 10 percent up to 1.5 million and 12 percent on anything above. The nil-rate band was cut from 250,000 on 1 April 2025, which is why bills went up for everyone.

The additional property surcharge

If the purchase leaves you owning more than one dwelling, or the buyer is a company, every band carries an extra 5 percent. The surcharge was raised from 3 percent on 31 October 2024. Replacing your only main home is exempt, and if the old home sells within three years of the purchase you can reclaim the surcharge.

First-time buyers

No tax on the first 300,000 pounds and 5 percent on the slice to 500,000, provided every buyer is a first-time buyer and the home will be lived in. Above 500,000 the relief disappears entirely and the standard bands apply to the whole price.

Non-residents

A buyer who has not spent at least 183 days in the UK in the year before completion pays a further 2 percent on every band, on top of any other surcharge.

What this is not

Advice. Mixed-use property, six or more dwellings in one transaction, multiple dwellings, linked transactions, shared ownership, leases with rent, and the flat 17 percent company rate all have their own rules. For a block of flats the answer is often much better than this calculator shows, because six or more dwellings can be taxed at non-residential rates. If you are buying or selling a block, talk to us.

Buying to let? We will manage it from day one.

Compliance sorted before completion, tenant found before the mortgage payment lands, rent in your account with a statement.

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