Quick answer
Stamp Duty Land Tax is charged in slices: nothing up to £125,000, then 2%, 5%, 10% and 12% on the parts of the price in each band. Stamp Duty on a £350,000 home is £7,500. First-time buyers pay nothing up to £300,000, so theirs is £2,500. On a second home every band is 5% higher: £25,000.
On this page
Work out your Stamp Duty
Your Stamp Duty estimate
An estimate for an individual buying a home in England or Northern Ireland. This is not tax advice: HMRC is the authority on what you owe.
When we act on your purchase in England, we file the Stamp Duty return and pay HMRC from the money you send us.
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It comes from enquiries@wslegal.co.uk. If you asked for updates, click the button in that email to confirm.
Stamp Duty rates
These rates apply to purchases of homes in England and Northern Ireland completing from 1 April 2025. You pay each rate only on the part of the price inside its band.
A home to live in
| Up to £125,000 | 0% |
|---|---|
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
First-time buyers
When everyone buying is a first-time buyer and will live in the home, and the price is £500,000 or less:
| Up to £300,000 | 0% |
|---|---|
| £300,001 to £500,000 | 5% |
Above £500,000 the relief does not apply, and the rates for a home to live in apply to the whole price: £10,000 at £500,000, £15,000 at £500,001. Our guide to first-time buyer stamp duty relief explains who qualifies.
If you will own more than one home
The higher rates add 5% to every band, on purchases of £40,000 or more:
| Up to £125,000 | 5% |
|---|---|
| £125,001 to £250,000 | 7% |
| £250,001 to £925,000 | 10% |
| £925,001 to £1.5 million | 15% |
| Above £1.5 million | 17% |
Replacing your main home, or selling it later? Our second home stamp duty calculator explains when the higher rates apply and when they can be refunded.
Worked examples
A home mover buying at £275,000
Standard rates:
| 0% on £125,000 (the part up to £125,000) | £0 |
|---|---|
| 2% on £125,000 (the part from £125,001 to £250,000) | £2,500 |
| 5% on £25,000 (the part from £250,001 to £925,000) | £1,250 |
| Stamp Duty | £3,750 |
A first-time buyer at £425,000
First-time buyers’ relief:
| 0% on £300,000 (the part up to £300,000) | £0 |
|---|---|
| 5% on £125,000 (the part from £300,001 to £500,000) | £6,250 |
| Stamp Duty | £6,250 |
A 40% shared ownership share of a £300,000 home, not a first-time buyer
Paying in stages, on the £120,000 share:
| 0% on £120,000 (the part up to £125,000) | £0 |
|---|---|
| Stamp Duty now | £0 |
With a market value election, the same shared ownership buyer would pay £5,000 once, on the full £300,000, and nothing when buying more shares.
How we work it out
- The rates are HMRC’s Stamp Duty Land Tax rates for residential property, the same ones our conveyancing cost calculator uses.
- First-time buyers’ relief applies when everyone buying has never owned a home, alone or with others, anywhere in the world, and will live in it as their only or main home.
- The higher rates apply when, after the purchase, you will own more than one home worth £40,000 or more anywhere in the world. A spouse or civil partner’s home counts as yours, unless you are permanently separated.
- Not included: the 2% surcharge for buyers who are not UK resident, purchases by companies, six or more homes in one purchase, mixed-use property and tax on a shared ownership lease’s rent.
Sources, checked 20 October 2026: Stamp Duty Land Tax: residential property rates, first-time buyers’ relief, buying an additional residential property and shared ownership property (all GOV.UK). HMRC has its own Stamp Duty calculator, and HMRC is the authority on what you owe.
Questions people ask
How much is stamp duty?
It depends on the price and who is buying. For a home you will live in, if you are not a first-time buyer, there is nothing to pay on the first £125,000, then 2% on the part up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above. Each rate applies only to the part of the price inside its band, so Stamp Duty on a £350,000 home is £7,500, not 5% of the whole price.
Do first-time buyers pay stamp duty?
Not on the first £300,000. First-time buyers pay 5% on the part from £300,001 to £500,000, so Stamp Duty on a £350,000 first home is £2,500. Above £500,000 the relief does not apply at all, and every buyer must be a first-time buyer who will live in the home. Our guide to first-time buyer stamp duty relief explains who qualifies.
How much is stamp duty on a second home?
If you will own more than one home after the purchase, the higher rates usually apply: 5% on top of every band, on purchases of £40,000 or more. Stamp Duty on a £350,000 second home is £25,000. Our second home stamp duty calculator explains when the higher rates apply and when they can be refunded.
When do you pay stamp duty?
The return must be sent to HMRC and the tax paid within 14 days of completion. Your solicitor usually files the return and pays the tax for you on completion day, from money you send them beforehand with the rest of the purchase price. More on paying it, and on late returns, in Stamp Duty explained.
Who pays stamp duty, the buyer or the seller?
The buyer. A seller pays no Stamp Duty on the sale, though if they are buying another home at the same time, that purchase may have Stamp Duty of its own.
How does stamp duty work with shared ownership?
You choose one of two ways. With a market value election you pay once, on the full market value of the home, and pay no more when you buy further shares. Or you pay in stages: tax on the share you buy now, and nothing more until you own more than 80%. First-time buyers’ relief can apply either way if the full market value is £500,000 or less. The calculator shows both figures side by side.
Does stamp duty apply in Wales and Scotland?
No. Stamp Duty Land Tax applies in England and Northern Ireland. Wales has Land Transaction Tax and Scotland has Land and Buildings Transaction Tax, with their own rates. This calculator covers England and Northern Ireland only.
Helpful guides
Working out the whole cost of a purchase? Our conveyancing fees calculator shows our fees and disbursements for your price, with Stamp Duty and the Land Registry fee shown separately.
This calculator gives an estimate for an individual buying a home in England or Northern Ireland. It is not tax advice on your purchase: your own position depends on facts we would need to see. Rates as checked on 20 October 2026.