Stamp Duty Calculator
Calculate UK stamp duty land tax on property purchases. See rates for first-time buyers, additional properties, and the total tax due on your purchase price.
Last updated: March 2026
Stamp Duty
£$2,500
Effective Rate
0.83%
Total Purchase Cost
£$302,500
How You Compare
Your stamp duty paid is better than 50% of UK property purchases.
Industry typical: £0-£15,000
Source: HMRC 2025
💡 What This Means
- 📊 Stamp duty of £2500 is a standard cost at this price point. Your effective rate of 0.8% is typical.
- 💡 Your total purchase cost including stamp duty is £302500. Don't forget to budget for solicitor fees (£1,000-£3,000) and surveys (£300-£1,500).
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What is UK Stamp Duty (SDLT)?
Stamp Duty Land Tax (SDLT) is a tax paid on property purchases in England and Northern Ireland. It's calculated on a tiered band system — you only pay the rate on the portion of the price within each band, not on the entire amount. Understanding stamp duty is essential for budgeting your purchase. Check your borrowing power with the Home Affordability Calculator and monthly costs with the Mortgage Calculator.
The Formula
Stamp Duty = Sum of (Amount in Each Band × Band Rate) Bands: £0-£250,000 at 0%, £250,001-£925,000 at 5%, £925,001-£1,500,000 at 10%, £1,500,001+ at 12%
First-time buyers pay 0% up to £425,000 and 5% on £425,001-£625,000 (no relief above £625,000). Additional properties pay a 3% surcharge on each band.
Worked Example
A standard buyer (not first-time) purchases a property for £350,000.
- First £250,000 at 0% = £0
- Remaining £100,000 (£250,001-£350,000) at 5% = £5,000
- Total stamp duty = £0 + £5,000 = £5,000
- As percentage of purchase price = £5,000 ÷ £350,000 = 1.43%
📌 Stamp duty of £5,000 on a £350,000 property — 1.43% of the purchase price. A first-time buyer would pay £0 on the same property.
Why This Matters
Cash requirement
Stamp duty is paid in cash on completion alongside your deposit. On a £500,000 property, that's £12,500 in stamp duty plus your deposit — a significant amount that must be available on day one.
Investment property surcharge
Buying a second home or buy-to-let property adds a 3% surcharge to every band. On a £300,000 investment property, the surcharge alone adds £9,000 to your costs, fundamentally changing the investment case.
Common Mistakes
❌ Applying the rate to the whole price
Stamp duty is banded like income tax. On a £350,000 property, you don't pay 5% on the full £350,000 (£17,500). You pay 0% on the first £250,000 and 5% only on the £100,000 above that (£5,000).
❌ Missing first-time buyer relief
First-time buyers pay no stamp duty up to £425,000 — a saving of up to £8,750. Ensure your solicitor applies this relief, and remember it's lost if you buy jointly with someone who already owns property.
Industry Benchmarks
| Category | Good | Average | Poor |
|---|---|---|---|
| Stamp duty as % of price | Below 2% | 2-5% | Above 5% |
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