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Tick the toggles to match your situation — first-time buyer, additional property, or both — and we'll calculate the right figure.
Stamp duty calculator
Estimate the stamp duty you may need to pay when buying a home in England or Northern Ireland — with first-time buyer relief and the additional-property surcharge handled by the toggles below.
STAMP DUTY
Stamp duty estimate
Enter your purchase price and tick the toggles for first-time buyer or buy-to-let.
YOUR PURCHASE
Tell us about the purchase
The calculator covers residential property in England and Northern Ireland. Standard rates are shown alongside as an anchor. Wales (LTT) and Scotland (LBTT) use different systems — see the regional comparison below. Rates effective from 1 April 2025; rules last reviewed April 2026.
NEXT BEST MOVE
Enter purchase price
Stamp duty is one of the larger upfront costs alongside the deposit. Enter the price you're targeting to see your figure.
What this stamp duty calculator includes — and what it doesn’t
The calculator estimates stamp duty for England and Northern Ireland. It doesn’t replace a solicitor’s calculation or cover every edge case.
Includes
- Property price
- England and Northern Ireland SDLT bands
- First-time buyer relief where eligible
- Additional-property / buy-to-let 5% surcharge
- Standard rates side-by-side comparison
- Effective rate and band-by-band breakdown
Does not include
- Solicitor and conveyancing fees
- Land Registry fees
- Mortgage and broker fees
- Survey and search costs
- Moving and removal costs
- Non-UK resident 2% surcharge
- Welsh Land Transaction Tax or Scottish LBTT
- Complex ownership cases (joint, trust, mixed FTB status)
How stamp duty works for first-time buyers
Stamp Duty Land Tax (SDLT) is a one-off tax paid on most property purchases in England and Northern Ireland. First-time buyers can often pay less.
- Banded calculation — SDLT is charged on portions of the price within each band, not a flat percentage on the whole price.
- First-time buyer relief — pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000, where eligible.
- £500,000 ceiling — first-time buyer relief is lost completely if the purchase price is over £500,000. Standard rates then apply to the whole price.
- Additional-property surcharge — buying a second home, holiday let, or buy-to-let adds 5% on top of standard rates across all bands. First-time buyer relief doesn’t apply to additional properties.
- Solicitor handles payment — your conveyancer usually calculates and submits the SDLT return on your behalf, typically within 14 days of completion.
England, Wales, Scotland and Northern Ireland explained
Property purchase tax differs across the UK. Each region runs its own system with its own rules and thresholds.
England
Stamp Duty Land Tax (SDLT)
Banded SDLT applies. First-time buyer relief: 0% up to £300,000, then 5% to £500,000. No relief above £500,000. This calculator covers England.
Northern Ireland
Stamp Duty Land Tax (SDLT)
Same SDLT rules as England, including first-time buyer relief. This calculator covers Northern Ireland.
Wales
Land Transaction Tax (LTT)
LTT applies instead of SDLT. There is no first-time buyer relief in Wales — the same residential bands apply to all buyers. This calculator does not cover Wales.
Scotland
Land and Buildings Transaction Tax (LBTT)
LBTT applies instead of SDLT. First-time buyer relief raises the nil-rate band to £175,000. This calculator does not cover Scotland.
First-time buyer relief explained
First-time buyer relief reduces SDLT for eligible buyers, but it doesn’t apply in every situation.
- Both buyers must qualify — if buying jointly, every buyer typically needs to be a first-time buyer for relief to apply.
- Intended as a main home — the property usually has to be intended as the buyer’s only or main residence. Buy-to-let or second-home purchases don’t qualify.
- Lost above £500,000 — relief disappears entirely if the purchase price is over £500,000. Standard rates then apply to the whole price.
- Estimate only — the calculator is a planning aid. Your solicitor will confirm what actually applies to your purchase.
Stamp duty calculator FAQs
Quick answers to the questions UK first-time buyers most often ask about stamp duty.
Do first-time buyers pay stamp duty?+
Often less than other buyers. In England and Northern Ireland, first-time buyers pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000, where eligible. Above £500,000 the relief is lost and standard rates apply.
What is first-time buyer stamp duty relief?+
It's a reduction in SDLT for eligible first-time buyers in England and Northern Ireland. Both buyers usually need to qualify if buying jointly, and the property usually needs to be intended as the main residence. Relief is lost above £500,000.
What's the additional-property surcharge?+
If you're buying a second home, holiday let, or buy-to-let — and the property costs over £40,000 — you usually pay an extra 5% on top of standard SDLT rates across all bands. This is the additional dwelling supplement, current from October 2024. First-time buyer relief doesn't apply alongside it.
Is stamp duty different in Wales and Scotland?+
Yes. Wales uses Land Transaction Tax (LTT) and has no first-time buyer relief. Scotland uses Land and Buildings Transaction Tax (LBTT) and offers a first-time buyer relief that raises the nil-rate band to £175,000. The bands and rates differ from SDLT.
When do you pay stamp duty?+
Stamp duty is usually paid shortly after completion. Your solicitor or conveyancer typically handles the SDLT return and payment to HMRC, usually within 14 days of completion in England and Northern Ireland.
Does this calculator include solicitor fees?+
No — it only estimates the SDLT itself. Solicitor fees, Land Registry fees, mortgage fees, surveys and moving costs are separate. Use the Affordability check's Move-in Budget tab to map those alongside this estimate.
Is this an official tax calculation?+
No. This is an estimator to help you plan. Your solicitor will calculate the actual SDLT due based on your full purchase circumstances, including non-UK resident surcharge, joint ownership rules, and other factors this calculator doesn't model.
Related first-time buyer tools
Other calculators and trackers to help you plan the rest of the buying journey.
Next step
Factor stamp duty into your move-in budget
Now you know what you'll owe in stamp duty, the Buying costs hub pulls it together with the rest of your upfront budget — legal fees, survey, moving, and a contingency buffer.
Ready to go beyond this tool?
The Buyer Planner pulls your deposit, borrowing, timeline, and next steps into one plan.