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Stamp duty

What the tax will actually be.

Stamp duty is charged in bands, so you pay a different rate on each slice of the price rather than one rate on the whole thing. First-time buyers pay less, and anyone buying a property that leaves them owning more than one pays considerably more.

Stamp DutyLive
Stamp duty due
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Effective rate on the whole price—
How it is made up—

Working out the total cost?

Stamp duty is one line of several. Send us your figures and we will set out what the whole purchase needs in cash.

Send these figures

Illustrative only, for residential purchases in England and Northern Ireland. Rates verified against gov.uk on 2 September 2026 and can change at any Budget. Stamp duty is a tax matter: confirm the figure with your solicitor before you rely on it.

Worth knowing

  • These are the rates for England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with their own bands, and neither is calculated here.
  • First-time buyer relief stops entirely above £500,000. Buy for a pound more and the standard rates apply to the whole price.
  • The additional property surcharge does not apply if you are replacing your main home, and it can be reclaimed if your previous home sells within thirty-six months of completion.
  • Buyers who are not UK resident pay a further 2% on top. That is not included here.

Every one of those is a question an adviser answers in a phone call. Send us your figures and we will tell you what they mean for you. Or read more about First-Time Buyer.

Stamp duty, answered

How is stamp duty worked out?

In bands. Each slice of the price is taxed at its own rate rather than the whole price at one rate, which is why the effective rate is always lower than the top band you reach.

What counts as a first-time buyer?

Nobody named on the purchase can have owned a property before, anywhere in the world. If one buyer has and the other has not, the relief is lost for the whole purchase.

When does the additional property surcharge apply?

When the purchase leaves you owning more than one residential property. It does not apply where you are replacing your main home, and it can be reclaimed if the old home sells within thirty-six months.

Can stamp duty be added to the mortgage?

Not directly. It is payable on completion, so it comes out of your own funds, though borrowing slightly more elsewhere to free up cash is sometimes possible.

Request assistance

Send these figures to an adviser

Your figures come with the enquiry. These few extra answers cover what the calculator cannot know.

  • One of the five advisers on Eastfield Road, not a call centre.
  • Usually the same working day.
  • No obligation, and nothing to sign at the end of it.

Would rather talk now? Call 01733 602 033.

Please do not include medical or health details here. An adviser will go through those with you directly.