Stamp duty calculator
What stamp duty land tax adds to a purchase in England or Northern Ireland, whether it is your first home, your next one, or an additional property.
- The first £280,000 at 0%
- £0
England and Northern Ireland rates; Scotland and Wales run their own versions with different bands. Due within fourteen days of completion, normally handled by your solicitor.
It comes out of your cash, not the mortgage
Stamp duty is due within fourteen days of completion, normally filed and paid by your solicitor on your behalf, and it cannot be added to the loan. It comes out of the same pot as your deposit, so it belongs in the budget from the first conversation rather than arriving as a late surprise.
First-time buyer relief has a hard edge
Pay up to £500,000 and relief applies: nothing on the first £300,000 and five percent on the rest. Pay a pound more and the relief disappears entirely, not just on the part above the line. On a joint purchase, everyone buying has to be a first-time buyer for the relief to apply at all.
The additional property surcharge can come back
Buying a property on top of one you already own adds five percentage points to every band. If that happens because you completed on your next home before selling the old one, you pay the higher rate now and can reclaim the difference if the old home sells within three years. A deliberate second home or buy to let pays it and keeps it paid.
England and Northern Ireland only
Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own bands and its own version of first-time buyer relief. The bands here are also rewritten at Budgets from time to time, so treat the figure as current rather than permanent.
This is a calculator, not advice
Everything above is arithmetic on the figures you typed in. It is not a recommendation, not a decision in principle, and not an offer. What it is good for is telling you whether you are in roughly the right area before you spend an afternoon on property listings.
A number is not an answer.
These tools give you the shape of it. What they cannot do is tell you which lender will say yes, and on what terms, which is the part we actually do. The first conversation costs nothing and commits you to nothing.