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Stamp Duty Calculator – UK SDLT for First-Time Buyers, Movers and Second Homes

Work out how much Stamp Duty Land Tax you’ll pay on a home in England or Northern Ireland. Includes first-time buyer relief, the higher rates for additional properties and the surcharge for buyers who aren’t UK resident, with a band-by-band breakdown.

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How to use the Stamp Duty calculator

  1. Enter the property price.
  2. Choose whether you are a first-time buyer, moving home or buying an additional property.
  3. Tick Not a UK resident if the non-resident surcharge applies to you.

You’ll see the Stamp Duty to pay, the effective rate as a percentage of the price, and a table showing the tax on each band.

How Stamp Duty is calculated

Stamp Duty is a tiered tax, like income tax: each rate applies only to the part of the price within its band.

Price bandMain homeFirst-time buyer (up to £500,000)Additional property
Up to £125,0000%0%5%
£125,001 – £250,0002%0%7%
£250,001 – £300,0005%0%10%
£300,001 – £500,0005%5%10%
£500,001 – £925,0005%standard rates10%
£925,001 – £1.5m10%standard rates15%
Above £1.5m12%standard rates17%

Non-UK residents add 2% to every band.

Worked examples on £350,000

  • Home mover: 0% on £125,000 + 2% on £125,000 (£2,500) + 5% on £100,000 (£5,000) = £7,500
  • First-time buyer: 0% on £300,000 + 5% on £50,000 = £2,500
  • Additional property: 5% on £125,000 (£6,250) + 7% on £125,000 (£8,750) + 10% on £100,000 (£10,000) = £25,000

A first-time buyer paying £550,000 gets no relief and pays the standard £17,500.

When you pay

Your solicitor or conveyancer usually files the SDLT return and pays the tax for you. It must be paid within 14 days of completion, so include it in the money you need on the day.

Who counts as a first-time buyer

You must never have owned a home anywhere in the world, and you must be buying to live in it as your main home. If you’re buying with someone who has owned before, the relief doesn’t apply. Shared ownership has its own rules.

Other costs of buying

Budget for solicitor fees, surveys, mortgage arrangement fees, searches and moving costs too. See your monthly payment with the mortgage calculator, check your pay after tax with the UK take-home pay calculator, and compare buying with renting using the rent vs buy calculator. Rates are from GOV.UK and stored with the date we last checked them — see our disclaimer.

Frequently asked questions

How much Stamp Duty will I pay on a £350,000 house?

As a home mover, £7,500: nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £100,000 (£5,000). A first-time buyer pays £2,500. Buying it as an additional property costs £25,000.

What are the current Stamp Duty rates?

For a main home: 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 £1.5 million. You pay each rate only on the part of the price in that band.

How does first-time buyer relief work?

First-time buyers pay 0% on the first £300,000 and 5% on the part from £300,001 to £500,000. If the price is above £500,000, no relief applies and standard rates are used.

What is the surcharge on a second home?

Buying an additional residential property, such as a second home or buy-to-let, adds 5 percentage points to every band. If you sell your previous main home within three years, you may be able to claim the extra back.

Do non-UK residents pay more?

Yes. Buyers who are not UK resident pay an extra 2% on top of the other rates.

Does this work for Scotland and Wales?

No. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), each with its own rates. This calculator is for England and Northern Ireland.

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