Stamp Duty Calculator
Work out how much Stamp Duty Land Tax (SDLT) you'll owe on your next home in England or Northern Ireland. Enter the purchase price below, tell us a bit about your situation, and get an instant breakdown – free, no email required.
England & Northern Ireland – moving home, buying your first place, or adding to a portfolio.
Stamp duty is one cost of moving – let's quote the rest. Get a fixed removal price in under a minute.
Get my moving quoteBased on England & Northern Ireland SDLT rates and thresholds in force from 1 April 2025. Scotland (LBTT) and Wales (LTT) use different bands and aren't covered by this tool. This is an estimate for guidance only and isn't financial or legal advice – always confirm your exact liability with your solicitor or conveyancer, or HMRC's own calculator at gov.uk/stamp-duty-land-tax.
How stamp duty is calculated
Stamp duty isn't one flat rate charged on the whole purchase price. It's a banded tax – meaning different portions of the price are taxed at different rates, a bit like income tax. So if you buy a home for £350,000, you don't pay one single rate on the full £350,000. Instead:
- The first £125,000 is taxed at 0%
- The next £125,000 (up to £250,000) is taxed at 2%
- The remaining £100,000 (up to £350,000) is taxed at 5%
Add those three slices together and that's your total bill. The calculator above does this automatically – use "See how this is worked out" under your result to see each band broken down.
Current stamp duty rates and thresholds (2026)
These are the England & Northern Ireland SDLT rates in force from 1 April 2025, and still current for 2026.
Portion of purchase price | Rate |
|---|---|
£0 – £125,000 | 0% |
£125,001 – £250,000 | 2% |
£250,001 – £925,000 | 5% |
£925,001 – £1,500,000 | 10% |
Above £1,500,000 | 12% |
Portion of purchase price | Rate |
|---|---|
£0 – £300,000 | 0% |
£300,001 – £500,000 | 5% |
First-time buyers
If you and everyone else named on the purchase have never owned a residential property anywhere in the world, you qualify for first-time buyer relief. You'll pay nothing on the first £300,000 of the purchase price, then 5% on the portion between £300,001 and £500,000.
The £500,000 cliff edge matters. If the property costs more than £500,000, the relief disappears entirely – not just on the amount above £500,000, but on the whole purchase. You'd then pay the standard rate on the full price from £0, the same as someone who already owns a home.
Buying an additional property or second home
If you're buying a second home, holiday home, or buy-to-let – and you'll still own another residential property after completion – a 5% surcharge applies on top of the standard rate, on every band, starting from £0.
If you're actually replacing your main home but the sale of your old one hasn't completed yet, you'll usually pay the surcharge upfront and then can claim it back from HMRC if you sell your previous home within 36 months. The refund application must be made within 12 months of that sale completing.
What else does moving cost? (2026 averages)
Stamp duty is usually the single biggest upfront cost of buying a home, but it's rarely the only one. Here's what else to budget for, based on current UK averages:
Cost | Typical range |
|---|---|
Conveyancing solicitor fees | £800 – £2,000 |
RICS Level 2 survey (most common choice) | £400 – £1,000 |
RICS Level 3 survey (older or larger properties) | £600 – £1,500+ |
Mortgage arrangement fee | £500 – £2,000 |
Removal costs | £500 – £2,000+ |
A common mistake is budgeting for the deposit and stamp duty, then finding there isn't enough left over for the survey, legal fees, and the move itself. None of these figures are fixed – conveyancing and survey costs depend on the property's price and complexity, and removal costs depend on distance and how much you're moving. The most reliable way to know your actual removal cost is to get a fixed quote rather than estimate from an average.
Frequently asked questions
Got a different question about your move? See our full removals FAQ.
Moving home?
Stamp duty is just one cost of moving. Get a fixed, no-obligation removal quote from Central Moves in under a minute.
Get my moving quoteThis calculator and the figures on this page are for guidance only and don't constitute financial or legal advice. Stamp Duty Land Tax rates can change – always confirm your exact liability with your solicitor, conveyancer, or HMRC's own calculator at gov.uk/stamp-duty-land-tax before relying on these figures for a purchase decision.