Stamp Duty on your purchase, band by band
Including first-time buyer relief, the additional property surcharge and the cliff edge at £500,000.
The agreed purchase price
Stamp Duty to pay
£5,000.00
1.7% of the purchase price
Property price
£300,000
Stamp Duty
£5,000
Total cash needed
£305,000
Before legal fees and survey
| 0.0% On £125,000 (£0–£125,000) | £0.00 |
|---|---|
| 2.0% On £125,000 (£125,000–£250,000) | £2,500.00 |
| 5.0% On £50,000 (£250,000–£925,000) | £2,500.00 |
| Total Stamp Duty | £5,000.00 |
England and Northern Ireland only
Figures for the 2026/27 UK tax year. Rates last checked against HMRC on 2026-08-28. See every source.
How to work out your Stamp Duty
Stamp Duty is charged in slices, like Income Tax — you never pay one rate on the whole price. This calculator shows each slice separately so the total can be checked against your solicitor’s completion statement. It also flags the thing that costs first-time buyers the most money: relief disappears completely above £500,000 rather than tapering, so a property agreed one pound over that line costs £5,000 more in tax than one agreed at the line. If you are still negotiating, that is worth knowing before you make the offer. Applies to England and Northern Ireland only.
- 1Enter the agreed purchase price of the property.
- 2Tick first-time buyer only if every buyer on the deeds has never owned a home anywhere in the world.
- 3Tick additional property if this purchase leaves you owning more than one home, including a buy-to-let.
- 4Read the total, then check the band table against the figure on your completion statement.
FAQ
Why does one pound over £500,000 cost me £5,000 more?
First-time buyer relief is not tapered — it is withdrawn entirely once the price passes the cap. At the cap the bill is £10,000; a pound above it the standard rates apply and the bill jumps to £15,000. Negotiating the price down to the cap saves the extra tax and the extra purchase price together.
I am buying before I have sold my old home. Do I pay the surcharge?
Yes, at the point of purchase, because on that day you own two properties. If you sell your previous main residence within the time limit HMRC sets you can claim the surcharge back, but you have to pay it first and reclaim afterwards. Budget for the cash, not just the eventual position.
Does the surcharge apply to cheap properties too?
Yes. The additional-property surcharge is added to every band including the 0% band, so a £100,000 second property still attracts tax even though the same purchase would be free of Stamp Duty for someone buying their only home.
What about Scotland and Wales?
Neither uses Stamp Duty. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with different bands and different first-time buyer rules. Using this calculator for a property in Cardiff or Edinburgh will give you the wrong number.