- Enter the property price and select your buyer type.
- Standard rates: 0% to £125k, 2% to £250k, 5% to £925k, 10% to £1.5M, 12% above.
- First-time buyers pay 0% on the first £300,000 and 5% to £500,000; the relief ends above £500,000.
- Additional properties pay standard rates plus a 5% surcharge from the first pound.
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Stamp Duty Calculator (UK) — SDLT 2026/27
Rates verified against HMRC SDLT tables · October 2026
Work out the Stamp Duty Land Tax on your property purchase in seconds. This free calculator uses the 2026/27 England and Northern Ireland rates for all three buyer types — standard purchasers, first-time buyers and additional-property buyers.
How the stamp duty calculator works
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How much is stamp duty on a £300k, £350k, £600k or £850k house?
Quick reference at the prices buyers ask about most (standard rates, England & Northern Ireland, 2026/27):
| Property price | Standard SDLT | Effective rate | First-time buyer |
|---|---|---|---|
| £160,000 | £700 | 0.44% | £0 |
| £190,000 | £1,300 | 0.68% | £0 |
| £250,000 | £2,500 | 1.00% | £0 |
| £300,000 | £5,000 | 1.67% | £0 |
| £340,000 | £7,000 | 2.06% | £2,000 |
| £350,000 | £7,500 | 2.14% | £2,500 |
| £400,000 | £10,000 | 2.50% | £5,000 |
| £420,000 | £11,000 | 2.62% | £6,000 |
| £500,000 | £15,000 | 3.00% | £10,000 |
| £600,000 | £20,000 | 3.33% | £20,000 (no relief over £500k) |
| £850,000 | £32,500 | 3.82% | £32,500 (no relief over £500k) |
Only the slice of the price inside each band is taxed — 2% from £125k to £250k, 5% from £250k to £925k, then 10% and 12% higher up. The calculator above applies these bands to any price automatically.
Sources: HMRC and gov.uk SDLT guidance. Rates last verified October 2026. Estimates only — see our editorial policy.
Is stamp duty different in London?
SDLT rates are set nationally, so there is no special London stamp duty rate. London buyers typically pay more simply because of price: with the median London home above £500,000, most of the purchase price falls in the 5% band. Run any London price through the calculator above — a £650,000 flat in Croydon and a £650,000 house in Leeds pay exactly the same stamp duty. Non-UK residents pay a 2% surcharge on top of standard rates anywhere in England.
Popular price points
- How much is stamp duty on a £100k house?
- How much is stamp duty on a £200k house?
- How much is stamp duty on a £250k house?
- How much is stamp duty on a £300k house?
- How much is stamp duty on a £350k house?
- How much is stamp duty on a £400k house?
- How much is stamp duty on a £450k house?
- How much is stamp duty on a £500k house?
- How much is stamp duty on a £600k house?
- How much is stamp duty on a £650k house?
Frequently asked questions
How much stamp duty will I pay on a £250,000 house?
A standard buyer pays £2,500 stamp duty on a £250,000 property in England or Northern Ireland (2% on the slice between £125,000 and £250,000). First-time buyers pay £0, and additional-property buyers pay £15,000 because the 5% surcharge applies to the whole price.
How much stamp duty will I pay on a £650,000 house?
A standard buyer pays £22,500 stamp duty on a £650,000 property: £2,500 at 2% plus £20,000 at 5% on the slice above £250,000. First-time buyer relief ends above £500,000, so FTBs pay the same £22,500, and second-home buyers pay £55,000 with the surcharge.
Is stamp duty higher in London?
No — SDLT rates are identical across England and Northern Ireland, with no London-specific surcharge. London homes cost more on average, pushing more of the price into the 5% and 10% bands. Non-UK residents pay an extra 2% surcharge on England purchases wherever the property is.
How much is stamp duty on a £300,000 house?
A standard buyer pays £5,000 (2% on the portion between £125,000 and £250,000, plus 5% on the portion from £250,000 to £300,000). A first-time buyer pays nothing on £300,000.
Do first-time buyers pay stamp duty?
On properties up to £500,000 they pay nothing on the first £300,000 and 5% on the rest. On homes above £500,000, the relief disappears completely and standard rates apply.
What about second homes and buy-to-let?
Additional-property purchases carry a 5% surcharge from the very first pound, on top of normal band rates — a £300,000 buy-to-let pays £15,000 in SDLT.
Are Scotland and Wales different?
Yes. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with their own bands. This calculator covers England and Northern Ireland SDLT.
How much stamp duty will I pay on a £350,000 house?
£7,500 with standard rates: 2% on the £125k–£250k slice (£2,500) plus 5% on the £250k–£350k slice (£5,000). First-time buyers pay £2,500 instead.
What is the stamp duty on a £600,000 house?
£20,000 at standard rates (£2,500 on the first slice, £17,500 at 5% between £250k and £600k). First-time buyer relief does not apply above £500,000.
How much is stamp duty on an £850,000 house?
£32,500 total: 2% on the £125k–£250k slice (£2,500) plus 5% on the £250k–£850k slice (£30,000) — an effective rate of 3.82%
How much stamp duty will I pay on a £400,000 house?
A standard buyer pays £10,000 stamp duty on a £400,000 property: £2,500 at 2% plus £7,500 at 5% on the £250,000–£400,000 slice. First-time buyers pay £5,000 (5% on the portion above £300,000), and additional-property buyers pay £30,000 with the 5% surcharge.
How much is stamp duty on a £420,000 house?
£11,000 at standard rates: £2,500 on the £125,000–£250,000 slice plus £8,500 at 5% between £250,000 and £420,000. First-time buyers pay £6,000, and second-home buyers pay £32,000 including the surcharge.
What is the stamp duty on a £500,000 house?
£15,000 at standard rates: £2,500 at 2% plus £12,500 at 5% on the slice above £250,000. First-time buyers pay £10,000 — the £300,000 relief still applies at exactly £500,000 — and additional-property buyers pay £40,000 with the surcharge.
Estimates are for guidance only and are based on published 2026/27 rates. Always confirm with a qualified professional for financial decisions.