Free tool
Work out the stamp duty on a residential purchase in England or Northern Ireland, using the rates in force since 1 April 2025. Enter the price and your buyer type and the figures update as you go.
First time buyer relief only applies to homes costing £500,000 or less, so the standard rates are used on the whole price.
Each rate only applies to the part of the price that falls inside its band.
If your old home isn’t sold by completion, you pay the additional property rates, but you can usually claim the extra 5% back if you sell within 3 years.
If you spend at least 183 days in the UK within a year of buying, you can usually claim the 2% back.
Company purchases pay the additional property rates, and higher rates can apply on purchases over £500,000.
Stamp duty must be paid within 14 days of completion.
This calculator covers England and Northern Ireland only. Scotland and Wales have their own separate taxes.
Figures are a guide based on GOV.UK rates and aren’t tax advice. Always speak to a specialist tax adviser or your solicitor before you buy.
Our stamp duty calculator shows exactly what you’ll pay on a property purchase in England and Northern Ireland in 2026, using the latest GOV.UK rates. It covers first time buyer stamp duty, moving home, buy to let stamp duty on additional properties and the extra surcharge for non UK residents, with a full breakdown of how each band is worked out so you can budget with confidence before you make an offer.
Buying from overseas? Read our UK expat property investment guide for the tax and mortgage points to think about first.
Want to see if a buy to let actually stacks up? Try our to work out your monthly profit after every cost.
Yes. Buy to let properties and second homes pay the standard rates plus a 5% surcharge on every band, so a £200,000 buy to let costs £11,500 in stamp duty. Properties under £40,000 don’t pay the surcharge.
First time buyers pay nothing on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the price is over £500,000, the relief doesn’t apply and standard rates are charged on the whole price.
Non UK residents pay an extra 2% on every band, on top of any other rates that apply. On a £250,000 buy to let, that means £20,000 compared with £15,000 for a UK resident.
Yes. Companies pay the additional property rates on every residential purchase, even their first, and higher rates can apply on purchases over £500,000.
Stamp duty is charged in slices, so each rate only applies to the part of the price within that band. For example, moving home at £295,000 means 0% on the first £125,000, 2% on the next £125,000 and 5% on the final £45,000, giving a total of £4,750.
Stamp duty must be paid within 14 days of completion. Your solicitor will usually submit the return and arrange payment for you.
