How stamp duty is worked out
Each tax is charged in bands, like income tax. You pay each rate only on the part of the price that falls within that band, not on the whole price. The calculator uses the rates in force now, which change by announcement rather than by tax year.
In England and Northern Ireland, Stamp Duty Land Tax (SDLT) is 0% up to £125,000, 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above that. First-time buyers pay nothing up to £300,000 and 5% from £300,000 to £500,000, but lose the relief completely if the price is over £500,000. Buying an additional property adds 5% to every band from £40,000, and buyers who aren't UK resident pay an extra 2%.
In Scotland, Land and Buildings Transaction Tax (LBTT) is 0% up to £145,000, 2% up to £250,000, 5% up to £325,000, 10% up to £750,000 and 12% above. First-time buyer relief raises the nil band to £175,000. The Additional Dwelling Supplement is 8% of the whole price on additional properties from £40,000.
In Wales, Land Transaction Tax (LTT) is 0% up to £225,000, 6% up to £400,000, 7.5% up to £750,000, 10% up to £1.5 million and 12% above. There's no first-time buyer relief. Additional properties from £40,000 are charged at separate higher rates, starting at 5% from the first pound.
Worked example
Moving home to a £300,000 property in England, you pay nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £50,000 (£2,500). That's £5,000 in SDLT, an effective rate of 1.67%, and £305,000 in total.
As a first-time buyer at the same price, you'd pay nothing. Buying it as an additional property, you'd pay £20,000. If you weren't UK resident and replacing your main home, you'd pay £11,000.
The same £300,000 home would cost £4,600 in LBTT in Scotland and £4,500 in LTT in Wales.
Official examples
These match the examples published on GOV.UK and by Revenue Scotland and the Welsh Government: SDLT on a £295,000 home is £4,750; a first-time buyer in England pays £10,000 on £500,000; LBTT on £235,000 is £1,800; LTT on £280,000 is £3,300; and LTT at the higher rates on a £260,000 additional property is £15,950.
Inputs for the stamp duty calculator
Where is the property?
Where the property is decides which tax applies: Stamp Duty Land Tax in England and Northern Ireland, LBTT in Scotland or Land Transaction Tax in Wales.
Property price
The price you're paying for the property.
Your situation
Choose first-time buyer if you've never owned a home anywhere, moving home if you're replacing your main home, or additional property if you'll own more than one home, such as a second home or buy-to-let. First-time buyer relief isn't available in Wales.
Are you a UK resident?
Shown for England or Northern Ireland only. Buyers who aren't UK resident pay a 2% surcharge on top of the SDLT rates.
CALCULATOR QUESTIONS
Stamp duty calculator questions
How much stamp duty will I pay on a £300,000 house?
In England or Northern Ireland, £5,000 if you're moving home, nothing as a first-time buyer, or £20,000 as an additional property. In Scotland it's £4,600 and in Wales £4,500 for a home you'll live in.
Do first-time buyers pay stamp duty?
In England and Northern Ireland, first-time buyers pay nothing up to £300,000 and 5% on the part from £300,000 to £500,000. Above £500,000 the normal rates apply. In Scotland, the nil band rises to £175,000. Wales has no first-time buyer relief.
What counts as an additional property?
Usually, a purchase that means you'll own more than one home at the end of the day, such as a second home or buy-to-let. If you're replacing your main home, the higher rates may not apply. The rules have exceptions, so check with your conveyancer.
When do I pay stamp duty?
Your solicitor or conveyancer usually files the return and pays the tax for you when the purchase completes, and adds it to their bill.
Does this cover commercial or mixed-use property?
No. It uses residential rates only. Non-residential and mixed-use purchases have different rates.