Stamp Duty
Stamp duty on
your purchase
Enter the price, say which kind of buyer you are, and the figure updates as you type. It shows the working as well as the total, because the number is easier to plan for when you can see where it comes from.
Enter the price you are paying, not the asking price.
Which describes you?
Enter a purchase price to see the figure.
| BAND | RATE | TAX |
|---|---|---|
| Enter a purchase price above. | ||
This calculator provides an estimate. Your actual Stamp Duty may depend on your circumstances and applicable tax rules.
Worth knowing
What the figure does and does not include
Stamp duty is charged in slices. You do not pay one rate on the whole price: each band applies only to the part of the price that falls inside it, which is why the effective rate is always lower than the top rate you reach.
It is payable within 14 days of completion, and in practice your conveyancer files the return and pays it out of the funds you send them. Budget for it alongside your deposit, your conveyancing fees and your survey rather than treating it as an afterthought.
This calculator covers straightforward residential purchases in England and Northern Ireland. It does not handle mixed use or non-residential property, purchases of six or more dwellings, company purchases, linked transactions, leaseholds where rent as well as a premium is paid, or any relief other than first-time buyer relief. If your purchase is any of those, the figure here will not be right and your conveyancer will tell you what is.
The rules behind it
How each buyer type is treated
Rates in force from 1 April 2025, checked against gov.uk on 6 September 2026.
- Moving home: nil to 125,000, then 2%, 5%, 10% and 12% through the bands
- First-time buyer: nothing up to 300,000, then 5% to 500,000
- First-time buyer relief disappears entirely above 500,000, and the standard rates apply instead
- Additional property: the standard rates plus five percentage points, from a price of 40,000 upwards
- Not UK resident: two percentage points on top of whichever rates apply to you
- Replacing your main home within 36 months of selling the last one: the higher rates can usually be reclaimed
Rates change at Budgets. Whoever maintains this site needs to check gov.uk against the band table in build_site.py after each one, and update the date shown above. A stale calculator on an agency site is worse than no calculator.
This is an estimate, not advice
The figure here is a guide to help you budget. It is not tax advice and Yuvello is not a tax adviser.
Your conveyancer works out the stamp duty actually due on your purchase, files the return and pays HMRC. Confirm the figure with them before you commit to anything, and check it again if anything about the purchase changes.