Buying a property involves more than just the purchase price. Depending on the property's value, its location and your circumstances, you may need to pay Stamp Duty.
Non-UK Residents: An additional 2% surcharge applies on top of the rates above if the buyer is not a UK resident.
Main Residence Replacement: If a client buys a new home before selling their old one, they must pay the 5% "Second Home" rate but can claim a refund from HMRC if the previous home is sold within 36 months.
Wales & Scotland: These rates only apply to England and Northern Ireland. Wales uses Land Transaction Tax (LTT) and Scotland uses Land and Buildings Transaction Tax (LBTT), both of which have different thresholds.
Please note: The results generated by this calculator are estimates only and should not be relied upon as a mortgage offer, tax or legal advice.
Stamp Duty is a tax that may be payable when purchasing land or property in UK and Northern Ireland above the applicable thresholds.
The amount payable depends on factors such as:
Purchase price
Property type
Whether you are buying a residential or commercial property
Whether you are purchasing an additional property
Whether any reliefs apply
Non-UK residents may be subject to an additional 2% surcharge on residential purchases.
Residential and commercial properties are subject to different stamp duty rules and rate bands. Understanding which category applies to your purchase is essential for an accurate estimate.
Includes houses, flats and other dwellings. Rates vary depending on whether you are a first-time buyer, moving home, or purchasing an additional property. First-time buyers may benefit from relief on properties up to \u00A3500,000, while second home buyers face a surcharge.
Includes shops, offices, warehouses, agricultural land and other non-residential premises. Commercial rates are generally lower than residential rates and do not include first-time buyer relief or second home surcharges. If you are unsure whether your purchase qualifies as residential or commercial, you should seek appropriate professional advice.
If you are unsure whether your purchase qualifies as residential or commercial, you should seek appropriate professional advice.
The calculator shows the total estimated liability and how the result is reached.
Stamp Duty to Pay - the total estimated tax liability
Effective Rate - the total tax expressed as a percentage of the purchase price
Breakdown - a detailed breakdown showing how much tax is due within each rate band
Please note: Results are estimates only. They do not constitute tax advice, a recommendation, or confirmation of the exact amount payable. Your actual liability may differ depending on your individual circumstances and any reliefs or surcharges that apply.
Understanding your potential stamp duty liability before making an offer can help you budget more accurately and avoid surprises later in the purchase process.
Estimate the stamp duty due on a residential or commercial purchase
Compare different purchase prices
See how buyer type can affect residential stamp duty
Understand whether residential or commercial bands may apply
Budget more confidently before making an offer
Having an estimate early in the process can help you focus your property search on homes that are more likely to fit within your budget.
The calculator applies the current UK Stamp Duty Land Tax rate bands to the property price you enter. The bands and rates differ depending on whether the property is residential or commercial, and on the buyer type selected.
For residential purchases, the calculator distinguishes between first-time buyers, home movers, and those purchasing an additional property. First-time buyer relief is available on properties up to \u00A3500,000; above this amount, standard home mover rates apply. Each category has its own set of rate bands, with second home buyers generally paying a surcharge on each band.
For commercial purchases, the calculator uses the non-residential SDLT bands, which have fewer tiers and generally lower rates than residential property.
The calculator presents the total tax due, the effective rate as a percentage of the purchase price, and a band-by-band breakdown so you can see exactly how the figure is reached.
These examples are for illustration only. Actual stamp duty will depend on the exact purchase price, property type, buyer status and any reliefs or surcharges that apply.
As a first-time buyer purchasing a property up to £300,000, no stamp duty is payable under current first-time buyer relief. Relief is available on properties up to £500,000; above this cap, standard home mover rates apply instead.
A buyer purchasing an additional property pays a 5% surcharge on each band. For a £450,000 property this means: £125,000 @ 5% (£6,250) + £125,000 @ 7% (£8,750) + £200,000 @ 10% (£20,000) = £35,000 total.
For commercial property, no tax is due on the first £150,000, 2% is due on the next £100,000, and 5% is due on the remaining £450,000.
Several factors can influence how much stamp duty you pay.
The higher the property price, the more tax is likely to be due, as higher-value properties fall into higher rate bands.
Residential and commercial properties are subject to different rate bands. Mixed-use properties may also be treated differently.
First-time buyers may benefit from relief on properties up to £500,000. Home movers pay standard rates. Those purchasing additional properties face a surcharge.
Non-UK residents may be subject to an additional 2% surcharge on residential purchases.
Certain transactions, such as transfers between spouses or purchases under specific schemes, may qualify for relief.
These rates apply to England and Northern Ireland only. Wales and Scotland have their own property transaction taxes with different thresholds.
Yes. You can use the calculator as often as you like without any cost or obligation.
A stamp duty calculator is a useful starting point, but the final amount payable can depend on your individual circumstances, property type, buyer status, location, reliefs and surcharges.
If you would like tailored guidance on your mortgage options and wider purchase costs, Pure Capital can help you understand the next steps.
