England Stamp Duty Calculator
Stamp Duty is paid at different rates, depending on the purchase price and if you own more than one property (read more about the second home stamp duty charge below).
You should call HMRC for help with Stamp Duty Land Tax queries and to confirm your own personal liability on 0300 200 3510 Opening times: 8.30 am to 5 pm, Monday to Friday (closed weekends).
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Property Price
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Standard Rate of Stamp Duty
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Additional Home Rate of 5% & Standard Rate
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Non UK Resident Rate
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£0 - £125,000
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0%
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5% (from £40,001)
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2%
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£125,001 - £250,000
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2%
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7%
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2%
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£250,001 - £925,000
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5%
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10%
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2%
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£925,001 - £1.5 million
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10%
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15%
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2%
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Over £1.5 million
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12%
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17%
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2%
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What is Stamp Duty Land Tax in England?
Stamp Duty Land Tax is a tax payable when you buy residential land or property in England and Northern Ireland. Wales and Scotland operate their own separate property tax systems.
You pay tax on the portion of the property price that falls above the current nil-rate threshold. Since 1 April 2025, the standard nil-rate threshold sits at £125,000. Eligible first-time buyers benefit from a higher nil-rate threshold of £300,000. Companies or individuals purchasing an additional property face a 5% surcharge across all bands.
Your conveyancing solicitor handles the administrative process for you. Following completion, your solicitor files a Stamp Duty Land Tax return with HM Revenue and Customs online. Solicitors must file a tax return even if your purchase incurs zero tax liability.
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How much is Stamp Duty Land Tax?
Stamp duty rates depend on your buyer status and the total purchase price of the property. The UK government updated these tax bands significantly during the Autumn 2024 budget and in April 2025 when temporary reliefs expired. You should use our England Stamp Duty Calculator above to calculate your exact liability.
Standard rates of Stamp Duty Land Tax
These rates apply to home movers replacing their main residence.
Price Threshold | Standard Rate |
The portion up to and including £125,000 | 0% |
The portion over £125,000 up to and including £250,000 | 2% |
The portion over £250,000 up to and including £925,000 | 5% |
The portion over £925,000 up to and including £1,500,000 | 10% |
The portion over £1,500,000 | 12% |
First-time buyer rates
You can claim first-time buyer relief if you and anyone else you are buying with have never owned a residential property anywhere in the world. If the property price exceeds £500,000, you lose this relief entirely and must pay standard rates.
Price Threshold | First-Time Buyer Rate |
The portion up to and including £300,000 | 0% |
The portion over £300,000 up to and including £500,000 | 5% |
Additional property rates
You pay a 5% surcharge on top of standard rates if purchasing an additional residential property, such as a second home or a buy-to-let investment. You do not pay this extra 5% if you are replacing your main residence and have already sold your previous home.
Price Threshold | Higher Rate |
The portion up to and including £125,000 | 5% |
The portion over £125,000 up to and including £250,000 | 7% |
The portion over £250,000 up to and including £925,000 | 10% |
The portion over £925,000 up to and including £1,500,000 | 15% |
The portion over £1,500,000 | 17% |
Source: Gov.UK
How is Stamp Duty Land Tax calculated?
Your liability is calculated as a percentage of the total consideration paid for the property. Tax is only paid on the portion of the purchase price that falls within each specific band, not as a flat rate on the entire price.
For example, if you are a standard home mover buying a property for £300,000, you pay 0% on the first £125,000. You then pay 2% on the portion from £125,000 to £250,000, which equals £2,500. Finally, you pay 5% on the remaining portion from £250,000 to £300,000, which equals £2,500. Your total tax bill is £5,000.
Consideration usually means the money the buyer pays the seller, including cash deposits and mortgage funds. However, consideration can also include:
- Giving goods or personal possessions in exchange for the property.
- Providing works or services in exchange for the property.
- Release from a debt.
- Taking on an existing mortgage balance during a transfer of equity.
When do you pay Stamp Duty?
You must file your return and pay any tax due within 14 days of the completion date. If you fail to file the return within 14 days, HM Revenue and Customs will issue penalties and charge interest on the outstanding debt.
If you are using a mortgage, lenders strictly require you to transfer funds covering the stamp duty liability to your solicitor before completion can take place. You should prepare to pay your solicitor for any tax liability the day before your scheduled completion date to prevent delays.
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CEO of SAM Conveyancing
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