Stamp duty calculator
Stamp duty calculator
Enter the purchase price and we will break the Stamp Duty Land Tax down band by band, the way it appears on your solicitor's completion statement. Rates in force from 1 April 2025 for England and Northern Ireland.
Stamp duty due
£38,750
Effective rate 4.08% of £950,000
| Band | Rate | Tax |
|---|---|---|
| Up to £125,000 | 0% | £0 |
| £125,000 to £250,000 | 2% | £2,500 |
| £250,000 to £925,000 | 5% | £33,750 |
| £925,000 to £1,500,000 | 10% | £2,500 |
Indicative only. This is not financial advice, a mortgage offer or a tax computation. Confirm the figures with a qualified broker, solicitor or tax adviser before you commit.
Questions we get asked
- Which rates does this calculator use?
- The Stamp Duty Land Tax bands for England and Northern Ireland in force from 1 April 2025: nothing up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above that. Scotland and Wales use LBTT and LTT instead, which are not covered here.
- How does first-time buyer relief work?
- A first-time buyer pays no SDLT on the first £300,000 and 5% on the slice between £300,000 and £500,000. Above a £500,000 purchase price the relief is lost entirely and the standard bands apply, which is why the calculator switches back automatically.
- When does the additional property surcharge apply?
- If you will own more than one residential property at the end of the day of completion — a second home, a buy-to-let, or a purchase before your existing home has sold — a 5% surcharge is added to every band on purchases of £40,000 or more. Non-UK residents pay a further 2% on top.
- When is stamp duty actually paid?
- Your solicitor files the SDLT return and pays HMRC within 14 days of completion, usually from funds you send ahead of the completion date. Budget for it alongside legal fees and survey costs rather than treating it as part of the mortgage.