England & Northern Ireland · SDLT
Stamp duty calculator
Banded exactly as HMRC charges it, at the rates in force since 2025-04-01: standard bands, first-time buyer relief and its £500,000 cliff, and the 5% second-home surcharge.
Calculate
Stamp duty
£4,750
Effective rate
1.6%
How it is banded
| From | Up to | Rate |
|---|---|---|
| £0 | £125,000 | 0% |
| £125,000 | £250,000 | 2% |
| £250,000 | £925,000 | 5% |
| £925,000 | £1,500,000 | 10% |
| £1,500,000 | No limit | 12% |
A realistic price to start from
The median registered sale makes a better starting figure than a guess. From HM Land Registry sales: London £580,000, Manchester £245,000, Birmingham £230,000 and Leeds £239,000. Every town page carries the median behind it.
What this calculator is and is not
It covers residential purchases in England and Northern Ireland. Wales charges Land Transaction Tax and Scotland charges LBTT — different taxes with different bands, and this calculator does not approximate them.
The non-resident surcharge (a further 2%) and corporate purchases are out of scope, and nothing here is tax advice. For a transaction with anything unusual in it, the figure to rely on is a conveyancer's.