Stamp duty calculator
England & Northern Ireland rates from April 2025, including the 5 point additional-property surcharge most investors pay.
England & Northern Ireland residential SDLT only; Scotland (LBTT) and Wales (LTT) differ. Non-resident buyers add a further 2%. Guidance only, not tax advice — confirm with your conveyancer.
How much stamp duty will I pay on a second home or buy-to-let?
Additional properties pay a 5 percentage point surcharge on every band (since 31 October 2024). On a £300,000 purchase that means £20,000 instead of the standard £5,000.
Do first-time buyers pay stamp duty?
First-time buyers pay nothing up to £300,000 and 5% on the portion between £300,000 and £500,000. Above £500,000 the relief disappears entirely and standard rates apply to the whole price.
Does this calculator work for Scotland and Wales?
No — these are the England and Northern Ireland rates (from April 2025). Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with different bands.