What will the stamp duty be?
The current England and Northern Ireland bands, applied properly: movers, first-time buyers, the 5% additional-property surcharge and the 2% non-resident surcharge, with the band-by-band working shown, not just a number.
The tax is fixed. The purchase price isn't.
Stamp duty is one of the few certain numbers in a purchase: the price you pay for the house is not. A survey that finds real defects is the strongest renegotiation lever a buyer has, and it routinely moves the price by more than the duty.
Common questions
How much is stamp duty for first-time buyers?
Nothing on the first £300,000 and 5% on the portion from £300,001 to £500,000. The relief disappears entirely above £500,000: at £500,000 a first-time buyer pays £10,000, and at £500,001 the whole standard table applies and the bill jumps to £17,500. Near that threshold, the negotiated price matters more than almost anything else in the transaction.
What counts as an additional property for the 5% surcharge?
Owning any other residential property anywhere in the world at completion, including inherited shares and overseas homes, normally triggers the higher rates on the whole price. If you are replacing your main residence the surcharge does not apply, and if you pay it because your old home has not yet sold you can reclaim it if the sale completes within three years.
When is stamp duty paid?
Within 14 days of completion, via an SDLT return your conveyancer normally files. It cannot be added to the mortgage in the way fees sometimes are, so it needs to sit in your cash budget alongside the deposit, legal fees and the survey.
Does this calculator cover Wales and Scotland?
No. Wales charges Land Transaction Tax and Scotland charges Land and Buildings Transaction Tax, both on different bands and rates. This calculator applies the England and Northern Ireland SDLT tables.