How much is Stamp Duty in England and Northern Ireland?

Stamp Duty Land Tax (SDLT) is charged in bands. On a standard purchase you pay nothing up to £125,000, 2% on the portion to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above that. First-time buyers and people buying an additional property are treated differently.

Is Stamp Duty different in Scotland and Wales?

Yes. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both with their own rates. This calculator is for England and Northern Ireland only.

Penny › Calculators › Stamp Duty

Stamp Duty calculator

Q: Do first-time buyers pay Stamp Duty?

First-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000, provided the property costs £500,000 or less. Above £500,000 the relief does not apply and standard rates are used.

Estimate the Stamp Duty (SDLT) on a home in England or Northern Ireland — in seconds, no sign-up.

Property price

Which describes you? — affects the rate

Estimated Stamp Duty

£0

That's an effective rate of 0% on the price.

Sorting the mortgage next?

I'll connect you — free — to a real, qualified adviser who finds your deal. No obligation.

Find my best deal →

How Stamp Duty works

Stamp Duty Land Tax (SDLT) is a tax you usually pay when you buy a home in England or Northern Ireland above a certain price. It's charged in bands — you only pay each rate on the slice of the price that falls inside that band, not on the whole amount.

Standard rates (buying your next home)

0% on the portion up to £125,000
2% on £125,001 to £250,000
5% on £250,001 to £925,000
10% on £925,001 to £1.5 million
12% on anything above £1.5 million

First-time buyers

If you (and anyone you're buying with) are first-time buyers and the price is £500,000 or less, you pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000, the relief doesn't apply and standard rates are used.

Additional property (second home or buy-to-let)

If buying the property means you'll own more than one, you usually pay a 5% surcharge on top of the standard rate in every band. There are conditions — for example, it generally doesn't apply if you're replacing your main home, and there's a £40,000 threshold below which it isn't charged.

The honest bit

This is an estimate to help you plan, based on current SDLT rates for England and Northern Ireland. Your exact figure depends on your circumstances and is confirmed by your solicitor or conveyancer — you can also check HMRC's official calculator. Penny doesn't give tax or financial advice; we explain how things work and, when you're ready, connect you to a qualified adviser.

Common questions

Do first-time buyers pay Stamp Duty?

First-time buyers pay nothing up to £300,000 and 5% on the portion from £300,001 to £500,000, as long as the property costs £500,000 or less. Above £500,000 there's no first-time buyer relief.

Is it different in Scotland and Wales?

Yes — Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), each with their own rates. This calculator covers England and Northern Ireland only.

When do I pay it?

SDLT is normally due within 14 days of completing your purchase, and your solicitor or conveyancer usually handles the return and payment for you.

This tool gives a general estimate, not advice, and applies to residential property in England & Northern Ireland. Rates and rules can change; confirm your exact figure with your solicitor/conveyancer or HMRC.