Free tool · England
Stamp duty,worked out properly.
The Stamp Duty Land Tax on a home in England, band by band, including first-time buyer relief and the surcharge on additional homes.*
* Rates checked against GOV.UK on 7 October 2026.
Stamp duty to pay
£15,000
On £500,000, an effective rate of 3%.
How it's worked out: Stamp duty is charged in slices, not on the whole price. The first £125,000 is tax-free, the next £125,000 is charged at 2% (£2,500) and the remaining £250,000 is charged at 5% (£12,500). That adds up to £15,000, which is 3% of the price: your effective rate.
| Band | Rate | Tax |
|---|---|---|
| Up to £125,000 | 0% | £0 |
| £125,001 to £250,000 | 2% | £2,500 |
| £250,001 to £925,000 | 5% | £12,500 |
A guide, not tax advice. Your solicitor or conveyancer confirms the final figure. Special cases such as shared ownership, mixed-use property, company purchases and some reliefs are not covered.
At a glance
Stamp duty at common prices.
Residential purchases in England at today's rates. First-time buyer relief stops completely above £500,000.
| Price | Moving home | First-time buyer | Additional home |
|---|---|---|---|
| £250,000 | £2,500 | £0 | £15,000 |
| £350,000 | £7,500 | £2,500 | £25,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £750,000 | £27,500 | £27,500 | £65,000 |
| £1,000,000 | £43,750 | £43,750 | £93,750 |
How it works
A tax charged in slices.
Stamp duty is not a single percentage of the price. Each slice of the price is taxed at its own rate, like income tax. On a £500,000 home bought by someone moving home, the first £125,000 is tax-free, the next £125,000 is taxed at 2% and the remaining £250,000 at 5%: £15,000 in total.
That structure is why small price changes near a threshold rarely change the bill much, with one important exception: a first-time buyer's relief disappears completely once the price goes over £500,000, so £500,001 costs £5,000 more in stamp duty than £500,000.
Stamp duty is only one part of the cost of buying. When you are judging what a home is really worth to you, it belongs alongside the survey, the mortgage valuation and the state of the chain. Our guides on the mortgage valuation and renegotiating after a survey cover the other side of that sum.
Weighing up a price, an offer or whether a purchase still makes sense? Jon can give you an independent view of the whole picture, not just the tax.
Tell Jon about your situationHow much stamp duty will I pay on a £500,000 house?
If you are moving home and replacing your main residence, stamp duty on £500,000 is £15,000. A first-time buyer pays £10,000. If it will be an additional home, it is £40,000.
Do first-time buyers pay stamp duty?
First-time buyers pay no stamp duty on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000 the relief is lost entirely and standard rates apply. Everyone buying must be a first-time buyer.
What is the stamp duty surcharge on a second home?
If buying means you will own more than one residential property, a 5% surcharge is usually added to every band, including the first £125,000. Purchases under £40,000 are exempt. You may be able to reclaim it if you sell your previous main home within three years.
When do I pay stamp duty?
Stamp duty is due within 14 days of completion. Your solicitor or conveyancer normally files the return and pays it on your behalf, using funds you provide.
Does this calculator cover Wales and Scotland?
No. It covers England only. Wales has Land Transaction Tax and Scotland has Land and Buildings Transaction Tax, with different rates.