Stamp Duty Calculator
Work out the Stamp Duty Land Tax on a home in England or Northern Ireland, including first-time buyer relief and the higher rates for additional properties. See exactly how it's worked out, band by band.
- Instant results
- First-time buyer relief included
- Rates checked on GOV.UK
How it's worked out
| Portion of the price | Rate | Tax |
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Stamp Duty is charged on the portion of the price within each band, not on the whole price. Illustrative only, based on the rates shown on GOV.UK (last checked 29 October 2026). For an exact figure, use HMRC's calculator via the GOV.UK Stamp Duty page or ask your conveyancer.
Things to know
- Stamp Duty is usually paid by your conveyancer within 14 days of completion, so it needs to be ready alongside your deposit.
- First-time buyer relief only applies if everyone you're buying with is a first-time buyer, and the price is £500,000 or less.
- If you're moving home but haven't sold your current home by completion, you'll usually pay the higher rates, and may be able to claim a refund if you sell within 3 years.
This calculator gives general information, not tax or financial advice. Your conveyancer can confirm the Stamp Duty on your purchase.
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Stamp Duty in 3 simple steps
Stamp Duty Land Tax is charged in bands, a bit like Income Tax. Each slice of the price is taxed at its own rate.
Split the price into bands
On a £295,000 home: the first £125,000, the next £125,000, then the remaining £45,000.
Apply each band's rate
0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £45,000 (£2,250).
Add them up
£0 + £2,500 + £2,250 = £4,750 at standard rates. A first-time buyer would pay £0 on the same home.
Common questions
Who counts as a first-time buyer?
For Stamp Duty, you and everyone you're buying with must never have owned a home before, in the UK or abroad, and you must be buying the home to live in. If the price is over £500,000, first-time buyer relief can't be claimed and standard rates apply.
Why do I pay more on an additional property?
If buying will mean you own more than one home, you usually pay higher rates, which are 5% above the standard rates for each band. They apply to properties costing £40,000 or more. If you're replacing your main home, you may be able to claim a refund if you sell your previous home within 3 years.
Do I pay Stamp Duty in Scotland or Wales?
No. Scotland has Land and Buildings Transaction Tax, collected by Revenue Scotland, and Wales has Land Transaction Tax. Each has its own rates and reliefs. This calculator covers England and Northern Ireland only.
Did the Budget change Stamp Duty?
The Budget on 28 October 2026 didn't announce any changes to Stamp Duty rates, bands or first-time buyer relief. We check the rates on GOV.UK and show the date we last checked next to the calculator.
Are these results exact?
They're an illustration based on the rates shown on GOV.UK and the details you entered. Some purchases have special rules, such as shared ownership, buying through a company or buying several homes at once. Your conveyancer will confirm the exact amount.
Related tools and guides
Our calculators give illustrative figures based on what you enter. Mortgage Owl provides general educational information only, not regulated financial or tax advice. Your home may be repossessed if you do not keep up repayments on your mortgage.
