It is charged in slices, not at one rate on the whole price, which is why the figure is rarely what people expect. Put the purchase price in and you get the total, and the bands it was worked out from.
The purchase
Scope
Residential property in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax instead, and Wales charges Land Transaction Tax, both on their own bands, so neither is worked out here.
The price is cut at each threshold and the rate for that slice is applied to the part of the price inside it. The breakdown above shows every slice, so you can check the total against your solicitor's completion statement rather than take it on trust.
First-time buyer relief applies where nobody on the purchase has owned a home before, and it stops entirely above £500,000: buy for a pound more and the standard rates apply to the whole price.
The sums happen in your browser and nothing is sent anywhere or kept. Rates are the published HMRC rates for 2026, and this is guidance rather than tax advice.
Stamp Duty Land Tax (SDLT) is a tax you pay when you buy a property or land in England and Northern Ireland. The amount you pay depends on the price of the property and whether you're a first-time buyer.
| Price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
If you're a first-time buyer purchasing a property for £500,000 or less, you may benefit from reduced stamp duty rates:
| Price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
Note: First-time buyer relief is not available for properties over £500,000. Standard rates apply instead.
You must pay stamp duty within 14 days of completing your property purchase. Your solicitor or conveyancer usually handles this payment on your behalf and adds it to your completion costs.
This calculator is for England and Northern Ireland only. Scotland has Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT), which have different rates and thresholds.
No. Stamp duty is charged in bands, similar to income tax. You pay different rates on different portions of the property price. For example, on a £300,000 property, you pay 0% on the first £125,000, 2% on the next £125,000 and 5% on the remaining £50,000, which comes to £5,000.
You can't legally avoid stamp duty, but you may be able to reduce it by:
Failing to pay stamp duty can result in penalties and interest charges from HMRC. You may also face difficulties selling the property in the future.
Yes. With shared ownership, you can choose to either pay stamp duty on the share you're buying now, or on the full property value upfront. Your solicitor can advise on the best option.