Stamp Duty Calculator

Stamp duty rates in England and Northern Ireland from 1 April 2025

The temporary higher thresholds introduced in September 2022 ended on 1 April 2025, and the rates below are the ones on GOV.UK's residential property rates page, checked on 6 October 2026. Stamp duty is a slice tax: each rate applies only to the part of the price inside that band.

Buying an additional residential property adds 5 percentage points to every standard band. The Autumn Budget on 28 October 2026 could change any of these figures, so check GOV.UK before relying on a threshold for a decision.

How much stamp duty on £250,000, £350,000, £450,000 and other prices?

The same calculation as the tool above, for the prices people most often ask about:

Worked through for a first-time buyer at £350,000: nothing on the first £300,000, then 5% of the remaining £50,000, which is £2,500. For a home mover at £450,000: nothing on the first £125,000, 2% of the next £125,000 (£2,500) and 5% of the final £200,000 (£10,000), which is £12,500.

The first-time-buyer relief cliff-edge, in real numbers

Relief applies in full up to £500,000, and stops entirely above it, reverting to the standard rates on the whole price, not just the part over the cap. The same engine as the calculator gives:

A £2 higher price means roughly £5,000 more tax. That is how the relief is designed, not a rounding quirk. If you are negotiating near £500,000, it is worth factoring into your offer. The chart in the calculator shows the first-time-buyer line dropping away at that point.

A real NHS salary worked example: Band 5, point 2

A full-time Band 5, point 2 role (for example a nurse, paramedic, physiotherapist or radiographer a year or so into the band) in England, Wales and Northern Ireland earns £34,592 basic pay for 2026/27, before any High Cost Area Supplement. That is the same figure used in our NHS Pay Calculator.

Applying the 4.0x to 4.5x multiple from our mortgage guides plus a typical ~10% deposit gives an illustrative solo purchase price of about £175,000. As a first-time buyer, that comes to £0.00 in stamp duty, because the price is under the £300,000 threshold. With a partner on the same pay, the combined income supports a price of around £345,000, which crosses £300,000, so first-time-buyer relief gives £2,250.00. Same pay band, same rules, a different bill purely because of where the price lands relative to the threshold.

Scotland and Wales: different taxes

The additional-property surcharge, replacing your home and international recruits

If you will own more than one residential property once the purchase completes, a flat 5% is added to every standard band, including the part that would otherwise be taxed at 0%. It cannot be combined with first-time-buyer relief. Per GOV.UK's higher rates guidance, if you sell or give away your previous main home within 3 years of buying the new one you can claim a refund of the higher-rate part, but not if you or your spouse still own any part of it, and spouses and civil partners are treated as one unit. This calculator does not model those exceptions, so ask your conveyancer.

Recently moved to the UK? GOV.UK lists a 2% surcharge for buyers who have not been present in the UK for at least 183 days in the 12 months before the purchase. International recruits who buy soon after arriving should ask a conveyancer whether it applies. See our international recruitment guides for the wider picture.

Buying through Shared Ownership? Stamp duty works differently

The calculator models a standard purchase, buying 100% outright. If you are buying through Shared Ownership, covered in our healthcare assistants' mortgage guide including how staircasing works, stamp duty follows different rules and this tool does not model them.

According to HMRC's guidance ("Stamp Duty Land Tax: shared ownership property" on GOV.UK), you choose between two ways of paying:

• Pay on the full market value upfront (the "market value election"), once, when you buy your first share. You then owe no further stamp duty when you staircase, however far you go.
• Pay in stages as you buy more shares. Staircasing purchases are generally not subject to further SDLT until your total share passes 80%, at which point a further charge applies.

Staged purchases are treated as linked transactions when working out the value subject to SDLT, which can change the band you fall into. Get your solicitor, conveyancer or Shared Ownership provider to confirm it for your own staircasing plan. First-time-buyer relief generally still applies using the same thresholds, but how it fits with the market-value election is more complex than this page can responsibly simplify, so check GOV.UK's guidance or ask your conveyancer before you commit.

When and how stamp duty is paid

GOV.UK says you must send an SDLT return to HMRC and pay within 14 days of completion. Your conveyancer normally files the return and pays on completion day, then adds it to their bill, so you need the cash ready at completion alongside your deposit. Late filing or payment can bring penalties and interest. If you want to see how long it will take to save the combined sum, use the deposit savings calculator, and for what the mortgage itself would cost each month, the mortgage repayment calculator.

Method and sources

• • Rates: GOV.UK, Stamp Duty Land Tax residential property rates, checked 6 October 2026.
• • Calculation: each band's rate on the part of the price inside it, summed; first-time-buyer relief applied only at or below £500,000.
• • Not modelled: Scotland and Wales, Shared Ownership, multiple dwellings relief, mixed-use property, company purchases and the non-UK-resident surcharge.
• • Pay data for the worked example: our 2026/27 Agenda for Change data, the same as the NHS Pay Calculator.

Our editorial policy explains how we source and check figures. To report an error, see our corrections policy.