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Enter the price, location and purpose of the property you're buying and our stamp duty calculator will tell you how much tax you'll have to pay on it.
We are in the process of updating this calculator to reflect changes in additional dwelling supplement (ADS) rates in Scotland and the higher LTT rate in Wales.
Please note that the information in this article is for information purposes only and does not constitute advice. Please refer to the particular terms and conditions of a provider before committing to any financial products.
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Stamp duty is a tax that you have to pay when buying property in England or Northern Ireland.
Stamp duty is tiered, meaning that you pay different rates on different portions of the property price.
You'll also pay different rates depending on whether you're a first-time buyer, home mover or buying a buy-to-let, second or holiday home.
As of 1 April 2025, if you buy a property you're planning to live in (and you've owned a home before), you'll pay the following rates on each portion of the property price:
This example shows how much stamp duty you'd need to pay when buying a property for £350,000.
Overseas-based buyers of residential property in England and Northern Ireland pay an extra 2% on top of the standard stamp duty rates.
Different rates apply for first-time buyers getting on to the property ladder.
As of 1 April 2025, if your first home costs less than £300,000, you won't need to pay any stamp duty.
If it costs between £300,001 and £500,000, you'll pay 5% on the amount above £300,000.
If, however, the home costs more than £500,000, you'll need to pay stamp duty at the standard home mover rates listed above.
The table shows how much stamp duty you'd need to pay depending on the price of your first home.
| Property price | Stamp duty |
| £200,000 | £0 |
| £250,000 | £0 |
| £300,000 | £0 |
| £400,000 | £5,000 (5% of £100,000) |
| £500,000 | £10,000 (5% of £200,000) |
Unless you're a first-time buyer or purchasing a property for £40,000 or less, anyone buying a second home, holiday home or buy-to-let property - i.e. any property that won't be your primary residence - has to pay an extra 5% on each tier of stamp duty in England and Northern Ireland, or 4% in Scotland and Wales.
First-time buyers purchasing buy-to-let property will be subject to standard home mover rates.
The current rates in England and Northern Ireland are as follows:
Overseas-based buyers of property in England and Northern Ireland are required to pay an additional 2% stamp duty surcharge on top of the normal rates.
The 5% buy-to-let surcharge also applies, so foreign buyers purchasing buy-to-let properties or holiday homes will need to pay 7% more than the standard rates for UK home movers.
Property buyers in England and Northern Ireland have 14 days from the 'effective date' of the transaction (usually the date of completion) to pay their stamp duty bill. If you fail to do this on time, there's an automatic £100 fine.
In Scotland and Wales, buyers have 30 days to make the payment for the equivalent land taxes.
In terms of how you pay, usually your solicitor or conveyancer will handle the stamp duty return for you - but you are still responsible for making sure this is done on time.
You can also submit the stamp duty return yourself by completing a paper return.
If you don't need to pay stamp duty, you won't have to submit a return.
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