Stamp duty calculator

Calculate your property tax, check the rates and understand what changes your bill.

Step 1 of 9

Where is the property?

Help with this question

Each part of the UK has its own property tax.

Key figures: England & Northern Ireland

Choose a location above to switch · reviewed 12 October 2026

£125,000

Standard residential allowance

Main home, not claiming relief

£300,000

First-time buyer allowance

Only on homes up to £500,000

+5%

Additional homes

On every band, from £40,000

14 days

To file and pay

From completion, usually by your conveyancer

What do you want to do?

Calculate my tax Check current rates Check first-time buyer relief Understand second-home tax Check whether I can claim a refund Find filing and payment rules

What changes your bill?

Your buying situation

A £450,000 home costs £12,500 normally, £7,500 for first-time buyers and £35,000 as a second home (England & NI).

Compare buyer types

Where the property is

The same £300,000 main home: £5,000 in England, £4,600 in Scotland, £4,500 in Wales.

See the rates

Your residence

Under 183 days in the UK adds 2% to every band, unless you are buying jointly with a UK-resident spouse or civil partner and the joint-purchase conditions are met.

Check the 183-day test

Keeping your old home

Higher rates now; sell within 36 months and claim within 12 months to get them back.

Check refund steps

Specialist purchases

Companies can face 17%; gifts can be taxed if a mortgage moves across.

Find your situation

Common questions

Do I pay stamp duty on the whole price?

No. Each rate only applies to the part of the price inside its band, so most buyers pay far less than the top rate suggests. Read more

Who pays the tax?

The buyer. Your conveyancer usually files the return and pays it for you within the deadline. Read more

I’m buying before selling. Do I pay more?

Usually yes, at first: higher rates apply if you own two homes on completion day, but you can reclaim them after a qualifying sale. Read more

Is this the same in Scotland and Wales?

No. Scotland uses LBTT and Wales uses LTT, each with its own bands. Choose the location in the calculator. Read more