Official data from HM Land Registry · Open Government Licence · Updated monthlyUK stamp duty calculator
Find out how much stamp duty you'll pay when you buy a home in England or Northern Ireland.
| Portion of price | Rate | Tax |
|---|
Current rates (England & Northern Ireland)
| Portion of price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-time buyer relief
If you're buying your first home, you pay nothing on the first £300,000 (as long as the home costs £500,000 or less). The portion between £300,001 and £500,000 is charged at 5%. Homes over £500,000 get no relief and use the standard rates.
Additional property surcharge
Buying a second home or buy-to-let while you still own another property means a 5% surcharge on top of the standard rates. You might reclaim it if you sell your previous main home within three years.
Before you buy
Stamp duty is one part of the picture. Before you make an offer, check what comparable homes actually sold for — start with our guide to sold prices or look up a town on the house price map.
Frequently asked questions
Do I pay stamp duty on my first home?
Only above a higher threshold. First-time buyers in England and Northern Ireland pay nothing on the first £300,000 of a home worth up to £500,000, then 5% on the portion between £300,001 and £500,000. Above £500,000 the standard rates apply.
What is the additional property surcharge?
If you already own a home and buy another (a second home or buy-to-let), you pay a 5% surcharge on top of the standard rates. You may be able to reclaim it if you sell your previous main home within three years.
Do Scotland and Wales use the same rules?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), with different bands and thresholds. This calculator covers England and Northern Ireland.
How is stamp duty calculated?
It is calculated in slices. You only pay each band's rate on the part of the price that falls within that band, not on the whole amount — which is why it is sometimes called a marginal tax.
Rates are for residential property in England and Northern Ireland only. Scotland and Wales use different taxes. This is a guide, not financial advice — always confirm with HMRC.