How much Stamp Duty will I pay?

For people buying a property.

Applies to: England, Northern Ireland Last checked against official sources: 6 October 2026

Stamp Duty Land Tax applies in England and Northern Ireland, and is charged in slices:

Up to £125,000: 0%
£125,001 to £250,000: 2%
£250,001 to £925,000: 5%
£925,001 to £1.5 million: 10%
Over £1.5 million: 12%

First-time buyers pay nothing up to £300,000 and 5% up to £500,000. Buying an extra home for £40,000 or more usually adds 5%. Non-UK residents usually pay a 2% surcharge.

Different in Scotland and Wales

Scotland and Wales have their own property taxes instead.

Different in Scotland, Wales or Northern Ireland

Rules may be different in:

Scotland: Check mygov.scot for Scotland
Wales: Check gov.wales for Wales

Key facts

0% up to £125,000
First-time buyers: 0% to £300,000
+5% for extra homes

Stamp Duty rates in England and Northern Ireland

Stamp Duty Land Tax (SDLT) is paid in slices, like income tax. Each rate only applies to the part of the price inside that band. These are the rates for residential property bought now.

Part of the price	Normal rate	Extra home (higher rates)
Up to £125,000	0%	5%
£125,001 to £250,000	2%	7%
£250,001 to £925,000	5%	10%
£925,001 to £1.5 million	10%	15%
Over £1.5 million	12%	17%

First-time buyers

If you and anyone you buy with have never owned a home, you pay:

Part of the price	Rate
Up to £300,000	0%
£300,001 to £500,000	5%

If the price is over £500,000, you cannot get first-time buyer relief and you pay the normal rates.

Worked examples

Home mover, £295,000

0% on the first £125,000 = £0
2% on the next £125,000 = £2,500
5% on the last £45,000 = £2,250
Total: £4,750

First-time buyer, £400,000

0% on the first £300,000 = £0
5% on the last £100,000 = £5,000
Total: £5,000 (a home mover would pay £10,000)

Second home or buy to let, £300,000

5% on the first £125,000 = £6,250
7% on the next £125,000 = £8,750
10% on the last £50,000 = £5,000
Total: £20,000 (instead of £5,000 at normal rates)

What changes the amount

Owning another home. You pay the higher rates if, after buying, you will own more than one home worth £40,000 or more anywhere in the world.
Replacing your main home. You do not pay higher rates if you sold your last main home before or on the same day you buy. If you buy first, you pay higher rates but can claim the extra back if you sell your old main home within 3 years. Claim within 12 months of the sale, or 12 months of filing the return, whichever is later.
Living outside the UK. If you were in the UK for fewer than 183 days in the 12 months before buying, you usually pay a 2% surcharge on top.

When you pay

You must send a return to HMRC and pay within 14 days of completion. Usually your solicitor or conveyancer does this for you on the day. Paying late can mean penalties and interest. HMRC's Stamp Duty calculator works out the exact amount for your purchase.

If you live in Scotland or Wales

Stamp Duty does not apply.

Scotland: you pay Land and Buildings Transaction Tax, run by Revenue Scotland.
Wales: you pay Land Transaction Tax. The main rates start at 0% up to £225,000, then 6% from £225,001 to £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% above that.

Related guides

Where these figures come from

Get it done

This takes you to the official service, which is free to use.

Use the calculator

Common questions

Is there a Stamp Duty calculator?

Yes, HMRC has a Stamp Duty Land Tax calculator that works out how much you will pay on your purchase.

Do first-time buyers pay Stamp Duty?

First-time buyers pay nothing up to £300,000 and 5% on the part from £300,001 to £500,000. If the price is over £500,000, you cannot get the relief.

How much Stamp Duty do you pay on a second home?

You usually pay 5% on top of the normal rates if buying the property means you will own more than one home.

When do you have to pay Stamp Duty?

You must send a return and pay HMRC within 14 days of completion, and your solicitor or conveyancer usually does this for you.

Official sources

1.Stamp Duty Land Tax: residential property rateswww.gov.uk/stamp-duty-land-tax/residential-property-rates
2.Stamp Duty Land Tax: buying an additional residential propertywww.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property
3.Stamp Duty Land Taxwww.gov.uk/stamp-duty-land-tax

Checked against GOV.UK on 6 October 2026

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