Free tool for England
Stamp duty calculator
Type the price and say who is buying. The tax is worked out band by band, as HMRC does.
In short: Stamp duty is paid in bands: nothing on the first £125,000, then 2%, 5%, 10% and 12% on the parts above. A first-time buyer pays nothing up to £300,000 when the price is £500,000 or less. An additional home, such as a buy to let, pays 5% more in every band.
Worked out in your browser. Nothing you type is sent or stored. Rates checked .
Type the price to see the stamp duty.
How it is worked out
- Standard rates on a home: 0% up to £125,000, 2% from £125,001 to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above.
- First-time buyer relief: 0% up to £300,000 and 5% from £300,001 to £500,000, only when the price is £500,000 or less and the buyer will live there. Above £500,000 the standard rates apply.
- An additional home (you will own more than one, or it is a buy to let): 5% more in every band, from a price of £40,000.
- A buyer not resident in the UK pays 2% more in every band.
- Companies, trusts, mixed-use and non-residential property follow other rules. This is arithmetic, not tax advice.
Where this comes from
- GOV.UK: Stamp Duty Land Tax residential rates
- GOV.UK: buying an additional residential property
- GOV.UK: relief for first-time buyers
- GOV.UK: rates for non-UK residents
Checked against the law of England on 29 September 2026. This is information, not legal advice: for a dispute, speak to a solicitor, a landlord association, Shelter or Citizens Advice.
Questions people ask
How much stamp duty is there on a £250,000 home?
£2,500 for a home you will live in and that replaces your main home: nothing on the first £125,000 and 2% on the next £125,000. A first-time buyer pays nothing. An additional home pays £15,000.
Do I pay the higher rates on a buy to let?
Yes, when you buy a home to let and will own more than one home, or when a company buys it. The 5% is added to every band, from a price of £40,000.
Can a first-time buyer get relief on a home with a tenant in it?
Only if the buyer will live there as their main home. Buying a let home to keep the tenant is not a purchase you will live in, so the relief does not apply.
When is stamp duty paid?
Within 14 days of completion, usually by your solicitor or conveyancer on your behalf.
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