Stamp duty calculator

What you will pay on a purchase in England, Wales or Northern Ireland — including the second-home surcharge and first-time buyer relief, with the band-by-band working shown so you can check it.

How stamp duty actually works

It is sliced, not banded. You do not pay one percentage on the whole price — each slice of the price is taxed at its own rate, the way income tax works. That is why a £250,001 purchase costs almost exactly the same as a £250,000 one.

England and Northern Ireland charge Stamp Duty Land Tax. Wales charges Land Transaction Tax, which has different bands, a higher starting threshold, and no first-time buyer relief — a separate table applies to additional properties rather than a surcharge added on top. Scotland charges Land and Buildings Transaction Tax, which this tool does not cover.

Rates checked 1 September 2026 against gov.uk and gov.wales. This is an estimate and not tax advice — reliefs, mixed use, multiple dwellings, companies, trusts and non-resident surcharges can all change the figure. Confirm with your solicitor.

RFPG — Reley Fast Property Guru, a product of Reley Fast Software Ltd, company number 16002149, registered in England and Wales and not authorised or regulated by the Financial Conduct Authority.

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