Stamp duty calculator
Find out exactly how much Stamp Duty Land Tax you will pay on any UK residential property. Includes first-time buyer relief and the additional property surcharge. Updated for 2025 rates.
Stamp duty is paid within 14 days of completing your purchase. It needs to be ready in cash on completion day, separate from your deposit. Work it out early and save for it separately so it does not catch you off guard on completion day.
When is it paid?
Stamp duty must be paid to HMRC within 14 days of completion. Your solicitor handles the payment on completion day.
Can I add it to my mortgage?
Generally no. Stamp duty is paid in cash at completion. Adding it to a mortgage is rare and would increase your LTV.
First-time buyer relief
No stamp duty on the first £300,000 of a property up to £500,000. Above £500,000 standard rates apply in full.
Additional property surcharge
Buying a second home or buy-to-let? An extra 5% applies on top of standard rates across the entire purchase price.
Please note: This calculator uses SDLT rates for residential properties in England and Northern Ireland, correct as of 2025. Different taxes apply in Scotland (LBTT) and Wales (LTT). Always verify with your solicitor before exchanging contracts. This is for guidance only and is not financial or legal advice.
Calculator results are estimates based on the information you enter and the assumptions built into the tool. They are illustrative only and should not be relied upon as accurate projections. Rates, thresholds and rules change regularly; always verify figures with an appropriate professional or official source before acting on them.
What is stamp duty land tax?
Stamp duty land tax (SDLT) is a tax paid to HMRC on the purchase of property or land in England and Northern Ireland above certain price thresholds. Scotland has its own equivalent (Land and Buildings Transaction Tax), and Wales has its own (Land Transaction Tax) – this calculator covers England and Northern Ireland only.
Stamp duty is calculated on a tiered basis – similar to income tax. You pay the rate for each band on the portion of the purchase price that falls within that band, not on the full purchase price. The total stamp duty is the sum of the tax from each band.
Current stamp duty rates (England, 2025)
Standard rates (home movers and second purchases):
| Purchase price band | Rate |
|---|---|
| Up to £250,000 | 0% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-time buyer rates:
| Purchase price band | Rate |
|---|---|
| Up to £425,000 | 0% |
| £425,001 to £625,000 | 5% |
| Over £625,000 | Standard rates apply (no relief) |
Additional property surcharge (second homes, buy-to-let): A 3% surcharge applies to standard rates for purchases of additional residential properties.
How to use this calculator
Purchase price: Enter the agreed purchase price of the property.
Buyer type: Select whether you are a first-time buyer, home mover (selling your current home), or purchasing an additional property (second home or buy-to-let).
Joint purchase: If either purchaser already owns a residential property and is not selling it as part of the transaction, the additional property surcharge applies to the whole purchase.
Reading the result: The calculator shows the total stamp duty due, broken down by band. This figure needs to be paid within 14 days of completion — it is not added to the mortgage (unless specifically arranged with the lender as a higher loan amount, though this is unusual).
When stamp duty is due and how to pay
Stamp duty is due within 14 days of completion. Your solicitor or conveyancer will typically handle the filing and payment on your behalf, and you will need to provide the funds as part of the completion process. Failure to pay within 14 days results in interest and penalties.
Frequently asked questions
What counts as a first-time buyer for stamp duty purposes? A first-time buyer is someone who has never owned a residential property anywhere in the world, including overseas. If you have previously owned a property, even one you inherited or received as a gift, you are not eligible for first-time buyer rates. Both buyers in a joint purchase must be first-time buyers to qualify.
What is the additional property surcharge? If you purchase a residential property and already own one or more residential properties (including your main home), a 3% surcharge applies in addition to the standard rates. The surcharge applies even if you are buying your next main residence before selling your current one, though you can reclaim it within 12 months of selling your previous main home.
Do I pay stamp duty on a new build? Yes – stamp duty applies to new builds in the same way as existing properties. The purchase price for stamp duty purposes is the full price agreed with the developer, including any extras you have chosen. Some developers offer to pay stamp duty as an incentive – this effectively amounts to a price reduction and can be a useful negotiating tool.
Is there stamp duty on a remortgage? No – stamp duty only applies to property purchases, not to remortgaging with the same or a different lender.
What if the purchase price changes after I’ve calculated the stamp duty? The stamp duty calculation is based on the final agreed purchase price at the time of exchange. If the price is renegotiated after the initial offer, recalculate using the final figure.
The information on this site is for educational and informational purposes only. Nothing on Be More Peter constitutes financial advice, and nothing should be treated as such. The calculators, articles and tools on this site are designed to help you understand financial concepts and run indicative numbers - they are not a substitute for professional advice tailored to your specific circumstances. Before making any financial decision - including decisions about mortgages, pensions, investments, savings or insurance — you should seek independent financial advice from a qualified adviser who is authorised and regulated by the Financial Conduct Authority (FCA). Calculator results are estimates based on the information you enter and the assumptions built into the tool. They are illustrative only and should not be relied upon as accurate projections. Rates, thresholds and rules change regularly - always verify figures with an appropriate professional or official source before acting on them. Be More Peter is not authorised or regulated by the FCA. The content on this site does not constitute a financial promotion.
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- LTV calculator — which rate tier your deposit achieves
- House deposit calculator — how long to save for your deposit
- How much does it cost to buy a house?
- First-time buyer guide
- What is stamp duty and how much will I pay?