Stamp duty on a purchase
Enter the price to see the stamp duty you'd pay on a home in England or Northern Ireland.
Your answer
Enter the price to see the stamp duty.
About this calculator
For anyone buying a home in England or Northern Ireland: first-time buyers, people moving, and anyone buying a second home or a buy-to-let.
What happens to your answers
We don’t keep them. Your answers go to our server to do the sums and aren’t stored or logged. If you copy a link to your answers, they’re in the link itself, so only share it with people you trust.
How it’s worked out
Stamp duty is charged in slices: 0% on the first £125,000, 2% on the next £125,000, 5% up to £925,000, 10% up to £1.5 million and 12% above. First-time buyers pay nothing up to £300,000 and 5% up to £500,000. Buying a second home adds 5% to every slice, and buyers who don't live in the UK add 2%.
Worked example
You'd pay £12,500 stamp duty on a £450,000 home.
England · replacing your home · UK resident
| Price | £450,000 |
|---|---|
| 0% on the part up to £125,000 | £0 |
| 2% on the part £125,001 to £250,000 | £2,500 |
| 5% on the part £250,001 to £925,000 | £10,000 |
| Stamp duty at the standard rates | £12,500 |
Worked out using HMRC's residential rates for England and Northern Ireland, in force for purchases completing from 1 April 2025.
Questions people ask
I'm buying before I've sold. Do I pay the extra 5%?
Usually yes, at first. If the new home replaces your main home and you sell the old one within 3 years, you can claim the extra back.
When is it paid?
Your solicitor or conveyancer sends the return and pays it for you within 14 days of completion.
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