new stamp duty calculator

What this new stamp duty calculator helps you do

Stamp duty can be one of the largest upfront costs when buying property. This calculator gives you a quick estimate of how much tax you may owe, so you can budget with confidence before making an offer.

It is designed for residential property purchases in England and Northern Ireland. You can test standard home-mover rates, first-time buyer relief, and two common surcharges.

How the calculation works

1) Progressive tax bands

Stamp duty uses progressive bands. That means each portion of your property price is taxed at its own rate, rather than taxing the entire amount at one single rate.

2) First-time buyer relief

First-time buyer relief is applied when eligible and when the purchase price falls within the qualifying threshold. If the price exceeds the qualifying cap, standard residential rates apply.

3) Surcharges

• Additional property surcharge: Adds 5% of the full purchase price.
• Non-UK resident surcharge: Adds 2% of the full purchase price.

When both apply, they are stacked on top of the standard (or first-time buyer) calculation.

Current bands used in this calculator

Standard residential rates

• 0% on the first £125,000
• 2% on £125,001 to £250,000
• 5% on £250,001 to £925,000
• 10% on £925,001 to £1.5 million
• 12% above £1.5 million

First-time buyer rates (where eligible)

• 0% on the first £300,000
• 5% on £300,001 to £500,000
• If purchase price is over £500,000, standard rates apply

Practical budgeting tips for buyers

• Run multiple scenarios before offering on a property (e.g., £395k vs £405k).
• Include legal fees, survey costs, and moving expenses in your total cash needed.
• If buying an additional home, account for the surcharge early—it can materially change affordability.
• If you are close to a threshold, ask your solicitor to verify exact liability before exchange.

Frequently asked questions

Does this include every relief and exemption?

No. This is a streamlined planning tool. It does not include every special relief, company purchase rule, or mixed-use transaction treatment.

Is this calculator for buy-to-let?

Yes, if you tick Additional property, it adds the common higher-rate surcharge used for many buy-to-let and second-home transactions.

What if I am buying in Scotland or Wales?

Use the relevant regional system instead: Land and Buildings Transaction Tax (Scotland) or Land Transaction Tax (Wales).