Calculator
Stamp duty calculator.
Stamp Duty Land Tax for England and Northern Ireland, including the 5% higher rates that apply to buy-to-let, second homes and company purchases.
Stamp duty payable
£30,000
effective rate 7.50%
Of which surcharges
£20,000
5% on the whole price
How it is calculated
| Band | Rate | Taxable | Tax |
|---|---|---|---|
| £0 to £125,000 | 5% | £125,000 | £6,250 |
| £125,000 to £250,000 | 7% | £125,000 | £8,750 |
| £250,000 to £925,000 | 10% | £150,000 | £15,000 |
Rates and thresholds for England and Northern Ireland, checked against gov.uk on 9 September 2026. These calculators are for guidance only and are not tax, legal or financial advice. Your own position may differ; confirm figures with your accountant, solicitor or lender before relying on them.
Current rates
Standard residential rates are 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above that. Each rate applies only to the slice of the price inside its band. First-time buyers pay nothing up to £300,000 and 5% on the portion from £300,000 to £500,000; above £500,000 the relief is lost entirely.
The additional-dwelling surcharge
If the purchase means you will own more than one residential property, or the buyer is a company, an extra 5% is added to every band, including the 0% band. On a £300,000 buy-to-let that turns a £5,000 bill into £20,000. The surcharge is refundable if you are replacing your main home and sell the old one within three years.
Scotland and Wales
Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own bands and additional-property rules. This calculator covers England and Northern Ireland only.
Want a second pair of eyes on the numbers?
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