Stamp Duty Calculator: What You Pay in Each Band

Last reviewed: October 2026 · By the MortgageCompass Editorial Team · How we research

Stamp Duty Land Tax (SDLT) is the tax you pay when you buy a home in England or Northern Ireland above a certain price. The calculator comes first, because most people just want the number. The rules that decide that number, and the traps that can change it by thousands of pounds, are in the fine print below.

No changes to Stamp Duty rates or thresholds had been announced ahead of the Autumn Budget on October 28, 2026. We will update this page and the calculator if that changes.

The fine print

Stamp Duty works like income tax. Each slice of the price is taxed at its own rate, and only the part above a threshold pays the higher rate. A home mover buying at £350,000 pays nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £100,000: £7,500 in total, an effective rate of about 2.1%.

These rates have applied since April 1, 2025, when the temporary higher thresholds from 2022 ended. Buyers who are not UK resident pay a further 2% on every band.

First-time buyers pay nothing on the first £300,000 and 5% on the part between £300,000 and £500,000. At £350,000 that is £2,500 instead of £7,500. To qualify:

• Every buyer must be a first-time buyer, and must never have owned a home anywhere in the world, including one that was inherited.
• You must be buying the home to live in as your main residence.
• The price must be £500,000 or less.

The last rule is the trap. Above £500,000 the relief disappears completely, not gradually. A first-time buyer pays £10,000 at £500,000 but £15,050 at £501,000. If you are close to the limit, a small reduction in the price, or a separate agreement for furniture or fittings at a fair value, can be worth far more than it costs. Ask your conveyancer before agreeing anything, because HMRC checks that any such split is genuine.

The higher rates for additional properties apply to second homes and buy-to-let purchases of £40,000 or more. They also apply in situations buyers often miss:

• You still own another home when you complete, including a property abroad or a share in one.
• You are married or in a civil partnership and your spouse owns a home, even if you are buying alone.
• You are buying a new main home before your old one has sold.

In the last case you can usually claim the surcharge back if you sell your previous main home within three years. If the sale completes on or before the day of your purchase, the surcharge does not apply at all. Landlords should include the surcharge in their return calculations; see how to calculate rental yield.

You are treated as non-resident for Stamp Duty if you spent fewer than 183 days in the UK in the 12 months before buying. The 2% is added on top of any other rates, so a non-resident buying a second home pays up to 19% on the top band. You may be able to claim it back if you spend enough time in the UK in the year after you buy.

A Stamp Duty return must be filed and the tax paid within 14 days of completion. Your solicitor or conveyancer normally does both, and asks you for the money before completion. Plan for it on top of your deposit: if you use savings meant for the deposit to pay Stamp Duty, your loan-to-value rises and you may be pushed into a higher rate tier. Compare tiers in our guide to the best mortgage rates in the UK.

This calculator does not apply in Scotland, which charges Land and Buildings Transaction Tax, or in Wales, which charges Land Transaction Tax. Both have different bands, different surcharges and, in Wales, no first-time buyer relief. Check the official calculators from Revenue Scotland and the Welsh Revenue Authority.

What Stamp Duty does not apply to

Remortgaging the home you already own is not a purchase, so there is no Stamp Duty when you switch deals. See remortgaging explained for the costs that do apply, and fixed vs tracker mortgages if you are choosing a deal for a new purchase.

Quick answers

Can I add Stamp Duty to my mortgage?

Not directly. Lenders lend against the property price, not the tax. You can borrow more and put down a smaller deposit, but only within the lender’s loan-to-value limits, and a higher loan usually means a higher rate. Most buyers pay Stamp Duty from savings.

Do I pay Stamp Duty on a new build?

Yes, at the same rates as any other home. Shared ownership buyers have their own rules and can choose to pay on the full value or only on the share they buy, so ask your conveyancer which works out cheaper.

What if one buyer has owned a home before?

Then neither of you gets first-time buyer relief. You pay standard rates as long as the home you buy is your only property. If the other buyer still owns a home, the 5% surcharge can apply to the whole purchase.

Are the rates likely to change?

Stamp Duty is set by the government and can change at any Budget or fiscal event, sometimes with immediate effect. Rates are based on the date your purchase completes, not the date your offer is accepted, so check the latest rates shortly before completion.

Sources

• GOV.UK: Stamp Duty Land Tax residential property rates
• Revenue Scotland: Land and Buildings Transaction Tax
• Welsh Revenue Authority: Land Transaction Tax guide

This guide is for informational purposes only and is not tax or financial advice. Stamp Duty rules have many exceptions, including for leasehold, shared ownership and company purchases. Confirm your figure with HMRC or your conveyancer before you exchange contracts.