Stamp Duty calculator
Stamp Duty is the tax on buying a home in England. In Wales it’s called Land Transaction Tax.
Your tax
Answer the questions to see your tax.
For example, a first-time buyer pays no Stamp Duty on a £300,000 home in England. Someone who has owned a home before pays £5,000.
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Questions about Stamp Duty
Quick answers to what buyers ask most.
Where our rates come from
- England: HMRC’s residential rates, higher rates refunds and shared ownership.
- Wales: the Welsh Revenue Authority’s rates and bands and higher rates refunds.
- No changes to either tax have been announced: checked against both rate pages and the 28 October 2026 Budget.
- All checked 29 October 2026.
Do first-time buyers pay Stamp Duty?
In England, first-time buyers pay nothing on the first £300,000 and 5% on the part between £300,000 and £500,000. Above £500,000 there’s no relief, so the standard rates apply to the whole price.
In Wales there’s no first-time buyer relief, but there’s no Land Transaction Tax on the first £225,000.
When do I pay it, and who pays?
Your conveyancer, the solicitor doing the legal work, usually sends the tax return and pays the tax for you on completion day, and adds it to their bill. It’s still your responsibility. In England it must be paid within 14 days of completing. In Wales it’s within 30 days, counting from the day after you complete. Late payment can mean penalties and interest, so have the money ready before you complete.
Even when there’s nothing to pay, a return is usually still sent, for example to claim first-time buyer relief.
What does completion mean?
Completion is the day the sale finishes: the money is paid, the home becomes yours and you get the keys. It comes after exchange of contracts, when the sale becomes legally binding.
Who counts as a first-time buyer?
Someone who has never owned a home, or part of one, anywhere in the world, including one they inherited or were given. You must plan to live in the home. If you buy with someone, you both need to be first-time buyers.
What if I’m buying with someone who has owned a home?
You can’t get first-time buyer relief, so standard rates apply. If they’ll still own another home after you buy, the higher rates apply to the whole purchase.
Do I pay more if I already own a home?
Yes, if you’ll own more than one home once you’ve bought. The home you’re buying must cost £40,000 or more, and other homes worth less than £40,000 don’t count. In England that’s 5% on top of each standard rate. In Wales the higher rates start at 5%.
If the new home replaces your main home and you sell the old one within 3 years, you can usually claim the extra back.
Is there first-time buyer relief in Wales?
No. But at the main rates there’s no Land Transaction Tax on the first £225,000 of the price.
Will the rates change before I buy?
They can. The UK Government sets Stamp Duty and the Welsh Government sets Land Transaction Tax, and either can change the rates, usually at a Budget. What you pay usually depends on the rates on the day you complete. We check the rates after each Budget.
Does this work for Northern Ireland?
Northern Ireland has the same Stamp Duty rates as England, so choose England. Scotland has a different tax, Land and Buildings Transaction Tax: use Revenue Scotland’s calculator.
What doesn’t this calculator cover?
Shared ownership, buying through a company, buying more than one home at once, and homes in Scotland (see Revenue Scotland’s calculator). Your conveyancer can confirm the tax for these.