UK Stamp Duty Calculator (SDLT) 2026
How much Stamp Duty will you pay on a home in England or Northern Ireland? Runs entirely in your browser; nothing you type is sent or saved.
Stamp Duty rates in England and Northern Ireland
For a single property you pay 0% up to £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1.5 million and 12% above. First-time buyers pay nothing up to £300,000 and 5% on £300,001–£500,000 (no relief above £500,000). Extra 5% for additional properties, extra 2% for non-UK residents.
How to use it
- Enter the purchase price.
- Choose standard or first-time buyer.
- Tick the boxes if you own another property or are non-UK resident.
- Read the total and the band-by-band breakdown.
FAQ
How much Stamp Duty will I pay on a £295,000 house?
£4,750 for a standard purchase in England or Northern Ireland: 0% on the first £125,000, 2% on the next £125,000 and 5% on the last £45,000. GOV.UK uses this example.
What are the Stamp Duty rates?
For a single property: 0% 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 that.
How does first-time buyer relief work?
First-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. Above £500,000 you cannot claim the relief and standard rates apply to the whole price.
What is the additional property surcharge?
You usually pay 5% on top of the normal rates if buying means you will own more than one residential property. It is not charged if the new home replaces your main residence and the old one is sold within 36 months.
What is the non-UK resident surcharge?
A 2% surcharge applies if you were not in the UK for at least 183 days in the 12 months before the purchase and buy in England or Northern Ireland.
Does this work for Scotland or Wales?
No. Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax, with different rates.
Is this calculator affiliated with HMRC?
No. It is an independent educational estimate. Use HMRC's official SDLT calculator and your solicitor's figure for the real amount.
Sources
See also: UK Student Loan Repayment Calculator · UK Statutory Sick Pay Calculator.