What is the UK Stamp Duty?
Stamp Duty Land Tax applies to property purchases in England and Northern Ireland, charged in bands like income tax — only the portion within each band pays that band's rate.
First-time buyers pay nothing up to £300,000 and 5% between £300,000 and £500,000, with relief lost entirely above £500,000. Buying an additional property adds a 5% surcharge on the whole price.
Formula & worked example
First-time buyer: 0% to £300k · 5% to £500k
Additional property: +5% surcharge on the full price
Worked example: a £350,000 purchase as a home mover. The first £125,000 is free, £125,000 at 2% = £2,500, and £100,000 at 5% = £5,000 → £7,500 total, an effective rate of 2.1%. A first-time buyer would pay just £2,500; a buy-to-let purchaser would pay £25,000.
How to use this uk stamp duty calculator
- Enter the purchase price agreed.
- Select your buyer type — the difference is substantial.
- Scotland uses LBTT and Wales uses LTT with different bands.
- Budget SDLT as cash; it cannot be added to your mortgage.
Smart tips
- First-time buyer relief vanishes completely above £500,000 — a first-time buyer pays £10,000 at £500,000 but £15,250 at £505,000, so £5,000 more on the price costs £5,250 more in SDLT.
- The additional property surcharge applies even if you are replacing a main residence, though you can reclaim it if you sell within 36 months.
- Scotland (LBTT) and Wales (LTT) have entirely different thresholds — this calculator covers England and Northern Ireland.
- SDLT is payable within 14 days of completion; your solicitor normally handles it.
- Buying a property under £40,000 attracts no SDLT at all, and no surcharge.
Frequently asked questions
How much stamp duty will I pay?
It depends on price and buyer type. A £350,000 purchase costs £7,500 for a mover, £2,500 for a first-time buyer, or £25,000 for an additional property.
Do first-time buyers pay stamp duty?
Not below £300,000. Between £300,000 and £500,000 the rate is 5% on the excess, and above £500,000 the relief is lost entirely.
What is the additional property surcharge?
A 5% surcharge on the entire purchase price when buying a second home or buy-to-let, on top of standard SDLT.
Can I add stamp duty to my mortgage?
Not directly. Lenders base the loan on property value, so SDLT must generally come from your own cash.
Want the theory behind the numbers? Read our UK property guides on the Money Blog.
Written by Gurjeet Singh, Sharpen Solutions. Last reviewed 15 Oct 2026. Sources: GOV.UK — Stamp Duty Land Tax: residential property rates. How we check these numbers.