Our stamp duty calculator works out the Stamp Duty Land Tax on a purchase in England or Northern Ireland, band by band, using the rates that have applied since 1 April 2025. It covers first-time buyers, home movers, second homes and buy to let, company purchases, non-UK residents and commercial property.
Put the price in and the figure appears. You are not asked for anything first.
Rates checked against GOV.UK on 24 September 2026. These are the Stamp Duty Land Tax rates for England and Northern Ireland in force from 1 April 2025. Scotland and Wales have their own taxes.
Your purchase
Put the price in and the figure appears. You are not asked for anything first.
Stamp Duty Land Tax applies in England and Northern Ireland. Rates used are those in force from 1 April 2025, checked against GOV.UK on 24 September 2026. Scotland and Wales have their own taxes.
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For illustration only. This is an estimate of Stamp Duty Land Tax based on what you have entered, not tax advice. Reliefs, linked transactions, leases, shared ownership and some company purchases are treated differently, so your conveyancer or a tax adviser should confirm the figure before you complete. Clever Lending is authorised and regulated by the Financial Conduct Authority (FRN 795789).
Stamp Duty Land Tax, usually just called stamp duty or SDLT, is a tax the buyer pays when buying property or land in England or Northern Ireland. The seller pays nothing. It is due on residential homes, buy to lets, commercial buildings and land alike, but the rates differ depending on what you are buying and who you are.
The part most people get wrong is how it is charged. Stamp duty works like income tax, in slices. You pay nothing on the first part of the price, then a set percentage on each slice above that. A higher price does not push the whole amount into a higher rate, only the portion that falls in the higher band.
Your conveyancer normally files the return and pays the tax for you, using money you send them before completion. The return and the payment are both due within 14 days of completion, and HMRC charges penalties and interest if either is late.
If the property is in Scotland you pay Land and Buildings Transaction Tax instead, and in Wales it is Land Transaction Tax. Both have their own bands and surcharges, so this calculator is for England and Northern Ireland only.
These are the standard residential rates, used when you are buying a home and will not own any other residential property once the purchase completes. They have applied to purchases completing from 1 April 2025, when the temporary higher thresholds ended.
| Portion of the price | Rate | Tax on that slice if the price reaches the top |
|---|---|---|
| Up to £125,000 | 0% | £0 |
| £125,001 to £250,000 | 2% | £2,500 |
| £250,001 to £925,000 | 5% | £33,750 |
| £925,001 to £1.5 million | 10% | £57,500 |
| Above £1.5 million | 12% | 12% of everything over £1.5 million |
So on a £300,000 home, the first £125,000 is taxed at nothing, the next £125,000 at 2 per cent (£2,500) and the final £50,000 at 5 per cent (£2,500). The bill is £5,000, which is an effective rate of 1.7 per cent of the price.
The calculator shows exactly this breakdown for your own figure, so you can see which band is doing the damage.
The same house can carry very different bills depending on who is buying it. First-time buyers pay less, and anyone who will own more than one home pays a 5 per cent surcharge on the whole price.
| Purchase price | First-time buyer | Moving home | Second home or buy to let |
|---|---|---|---|
| £250,000 | £0 | £2,500 | £15,000 |
| £300,000 | £0 | £5,000 | £20,000 |
| £450,000 | £7,500 | £12,500 | £35,000 |
| £500,000 | £10,000 | £15,000 | £40,000 |
| £600,000 | £20,000 | £20,000 | £50,000 |
First-time buyers pay nothing up to £300,000 and 5 per cent on the portion between £300,000 and £500,000. Above £500,000 the relief disappears completely rather than tapering, so a first-time buyer on £510,000 pays £15,500 against £10,000 at £500,000. If you are close to that line, it is worth knowing before you make an offer.
To qualify, everyone named on the purchase must never have owned a home, in the UK or anywhere else in the world, and you must be buying somewhere to live in yourself. A couple where one person has owned before will pay the standard rates.
| Surcharge | Rate | When it applies |
|---|---|---|
| Higher rates for additional dwellings | +5% | You will own more than one home once the purchase completes, including buy to lets and property abroad |
| Companies buying residential property | +5% | Always, even on the company’s first purchase |
| Company purchases over £500,000 | 17% flat | Instead of the banded rates, unless a relief applies, such as for a property rental business |
| Non-UK resident surcharge | +2% | You were not in the UK for at least 183 days in the 12 months before buying a home here |
The surcharges are charged on the whole price, not just the top slice. A £300,000 buy to let costs £20,000 in stamp duty against £5,000 for the same house bought as a main home, and that difference comes straight out of your cash on completion.
Three points that catch people out. First, the surcharge applies if you will own another home anywhere in the world, so a flat abroad counts. Second, if you are buying a new main home before you have sold the old one, you pay the surcharge up front, but you can usually claim it back if you sell the old home within 36 months. The claim is not automatic, and it has to be made within 12 months of the sale or 12 months of the filing date of the return, whichever is later. Third, purchases under £40,000 are outside the surcharge altogether.
The 2 per cent non-resident surcharge stacks on top of everything else, including first-time buyer rates and the second home surcharge. A non-UK resident buying a second home pays 7 per cent above the standard rates.
Commercial property has its own, lower rates: nothing up to £150,000, 2 per cent on the portion from £150,001 to £250,000, and 5 per cent above that. There is no second home surcharge and no non-resident surcharge on these rates. A £400,000 shop or office carries £9,500 in stamp duty, where a £400,000 buy to let would carry £30,000.
Mixed-use property, such as a shop with a flat above it or a farm with a farmhouse, is charged at the commercial rates too. That is a genuine saving for investors, but HMRC looks closely at claims where the commercial element is small, so the classification needs to be right. Your conveyancer will take a view based on how the property is actually used.
Buying six or more homes in a single transaction can also be treated as non-residential. Multiple dwellings relief, which used to reduce the bill on portfolio purchases, was abolished for transactions completing from 1 June 2024.
New commercial leases have an extra element: tax at 1 per cent on the net present value of the rent above £150,000, rising to 2 per cent above £5 million. The calculator covers freehold purchases and lease premiums, not the rent calculation.
Four answers and the figure appears. Here is what each one means.
| Field | What to enter |
|---|---|
| Purchase price | The agreed price, not the asking price. Stamp duty is charged on what you actually pay |
| Type of property | Residential for houses and flats. Commercial or mixed use for shops, offices, land and anything with both |
| Who is buying | Choose additional property if anyone buying will own another home anywhere once this completes |
| Where the buyer lives | Non-UK resident if you spent fewer than 183 days in the UK in the 12 months before buying |
The results show the tax, the effective rate across the whole price, and each band on its own line so you can check the working. If a rule changes the answer, such as the £500,000 first-time buyer limit or the 17 per cent company rate, a note appears underneath to say so.
Treat the figure as a budgeting number. Your conveyancer confirms the final amount, and reliefs for things like shared ownership, transfers between spouses or linked purchases can change it.
Stamp duty is paid in cash at completion, alongside your deposit and legal fees. It is not usually added to a mortgage, and lenders will want to see where the money is coming from. On a second home or buy to let the bill can easily run to more than a quarter of the deposit, so it belongs in your figures from the start, not as an afterthought once an offer is accepted.
Timing matters more on some purchases than others. At auction you typically have 28 days to complete, and the stamp duty is due within 14 days of that, so the funds have to be ready quickly. Investors buying below market value, refurbishing, or buying a property that a mortgage lender will not yet accept often use a bridging loan to complete, then refinance onto a longer-term mortgage once the work is done.
If you are buying through a limited company, or buying a property that could be classed as mixed use, it pays to have the tax position and the finance structure agreed at the same time. The cheapest stamp duty route is not always one a lender will support, and the reverse is also true.
We are a specialist property finance brokerage, authorised and regulated by the Financial Conduct Authority. We are not tax advisers, and your conveyancer or accountant should always confirm the stamp duty. What we do is arrange the finance around it: buy to let mortgages including limited company lending, commercial mortgages for shops, offices and mixed-use buildings, and auction finance when the clock is running.
Knowing the stamp duty early changes the finance conversation. It tells you how much deposit is really left once the tax is paid, which in turn sets the loan to value, the lenders available and the rate. We would rather have that conversation before you bid than after.
Send us the outline and we will come back within 24 business hours with a clear route forward. There are no fees payable until we have found you a solution, and you will always speak to an adviser rather than a triage team.
If you are working out what a rental will return once the purchase costs are paid, our rental yield calculator is the next step. For a broader look at the options, see our borrower finance options page.
Send us the outline and we will come back within 24 business hours with a clear route forward. No fees payable until we have found you a solution, and you will always speak to an adviser rather than a triage team.
It depends on the price and on who is buying. A home mover buying at £300,000 pays £5,000, a first-time buyer pays nothing at that price, and someone buying a second home or buy to let pays £20,000. The calculator above works it out band by band for your own figure.
Not up to £300,000. Between £300,000 and £500,000 first-time buyers pay 5 per cent on the portion above £300,000. Above £500,000 the relief is lost completely and the standard rates apply to the whole price.
Yes, at the higher rates. A 5 per cent surcharge is added to every band, charged on the whole price, if you will own more than one home once the purchase completes. Purchases under £40,000 are outside the surcharge.
Usually, if the new property replaces your main home and you sell the old one within 36 months. You claim it from HMRC within 12 months of selling, or within 12 months of the filing date of the return if that is later. Only the surcharge is refunded, not the standard stamp duty.
The return must be filed and the tax paid within 14 days of completion. Your conveyancer normally handles both using funds you send them before completion. HMRC charges penalties and interest if either is late.
Not directly. Stamp duty is paid in cash on completion and lenders expect to see where the money comes from. Some buyers borrow a larger proportion of the price to keep more cash back for the tax, which raises the loan to value and usually the rate.
Companies always pay the higher rates, so the 5 per cent surcharge applies even on a first purchase. On residential property over £500,000 a flat 17 per cent can apply instead, unless a relief such as the one for property rental businesses is available. It needs tax advice before you commit.
Nothing up to £150,000, 2 per cent from £150,001 to £250,000, and 5 per cent above that. There are no surcharges for additional property or non-UK residents. Mixed-use property, such as a shop with a flat above, is charged at the same rates.
No. A remortgage does not change who owns the property, so there is no stamp duty. It can apply if someone is added to or removed from the ownership at the same time and takes on a share of the mortgage, so check with your conveyancer if that is part of the plan.
No. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, each with its own bands, reliefs and second home surcharge. Stamp Duty Land Tax, and this calculator, apply to England and Northern Ireland.
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