£350,000 home mover
Input Standard rates, price £350,000, UK resident.
Result Duty £7,500: nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £100,000.
Stamp Duty Calculator (UK)
Money & BusinessWork out Stamp Duty Land Tax on an English or Northern Irish home purchase, including first-time buyer relief, the second-home surcharge and the non-resident add-on.
Your inputs
Result
Stamp duty
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- Effective rate — %
- Total cost —
Change any input and the result updates instantly.
Formula and rules
- Duty is marginal: each band charges its own rate on the slice of the price that falls inside it
- First-time relief: 0% up to £300,000 and 5% from £300,001 to £500,000; above £500,000 the relief is lost and the standard bands apply
- Second homes and buy-to-let: 5 percentage points added to every band
- Non-UK residents: a further 2% of the whole price, on top of the band calculation
Worked examples
£300,000 first home
Input First-time buyer relief, price £300,000, UK resident.
Result Duty £0, because the whole price sits inside the 0% first-time band.
£600,000 second home
Input Second home, price £600,000, UK resident.
Result Duty £50,000 — the standard £20,000 plus the 5% surcharge on the full price.
FAQ
Does this cover Scotland and Wales?
No. Stamp Duty Land Tax only applies in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with different bands.
When does first-time buyer relief stop applying?
As soon as the price passes £500,000 the relief is lost for the whole purchase, so the standard bands are used instead. At £500,000 the relief is still available; at £500,001 it is not.
How is the second-home surcharge applied?
It adds 5 percentage points to every band rather than a flat charge on the total, so the result equals the standard duty plus 5% of the whole price. The surcharge rate rose from 3% to 5% on 31 October 2024.
What if I am not a UK resident?
A 2% surcharge is added on top of the whole price, and it stacks with the second-home surcharge. A non-resident buying a £600,000 buy-to-let therefore pays the standard duty plus 7% of the price.
Disclaimer: This tool is an estimate based on published rates and common rules. Fees, tax rates and platform policies change often, and the result is not tax, financial or legal advice. Always confirm with official sources or a qualified professional.