Stamp duty explained Stamp duty calculator

Stamp duty calculator

Enter a property value to find out how much tax you’ll have to pay to buy it.

Property price (£):


Our stamp duty calculator shows you how much tax you’ll pay when you buy a home to live in.

Stamp duty rates are tiered, so after the first £125,000, which is tax-free, you’ll pay a different percentage rate for each portion of the value of the house.

To find out exactly how much stamp duty you'll have to pay on the house you're buying, simply enter the property price in our UK stamp duty calculator (right). The results will show you how much you’ll pay now.

Buying a second home, holiday home or buy-to-let property? Click to use our buy-to-let stamp duty calculator.

  • If you're looking to buy a home and want expert, impartial advice on the best mortgage for you, call Which? Mortgage Advisers on 0808 252 7987
  • Looking for a solicitor? Get a no-obligation, fixed-price conveyancing quote from our new service, Which? Conveyancing

How much is stamp duty?

Our table below shows the percentages you have to pay on residential properties as the value increases. 

Stamp duty rates
Purchase price of property% paid on the part of the property price within each tax band

UK stamp duty changes

Under the old stamp duty system, the rate you had to pay increased in bands according to the value of a property, and it wasn't tiered. So on a property costing between £250,001 and £500,000, for example, you would have paid 3% of the entire value of the property.

The new system, which came into effect on 4 December 2014, is also arranged in bands - but the rate is tiered, like income tax, meaning that it's only payable on the portion of the property's value that falls into each band. So, on a property costing between £250,001 and £500,000, you'll pay 0% on the first £125,000, 2% on the next £125,000, then 5% on anything over £250,000.

Stamp duty in Scotland

When buying a property in Scotland, you'll pay Land and Buildings Transaction Tax (LBTT) instead of stamp duty. It's essentially the same tax with a different name and different bandings. Our LBTT guide explains how much you'll pay.  

Need mortgage advice?

The Which? Group offers an independent mortgage advice service, Which? Mortgage Advisers, that looks at thousands of mortgages to find the best deal for your personal circumstances. The advisers are also able to explain how stamp duty works and how much you'll need to pay - call 0808 252 7987 for a free consultation.

More on this...

Last updated:

July 2016

Updated by:

Joe Elvin

Your home may be repossessed if you do not keep up repayments on your mortgage.

Which? Limited (registered in England and Wales number 00677665) is an Introducer Appointed Representative of Which? Financial Services Limited (registered in England and Wales number 07239342). Which? Financial Services Limited is authorised and regulated by the Financial Conduct Authority (FRN 527029). Which? Mortgage Advisers and Which? Money Compare are trading names of Which? Financial Services Limited. Registered office: 2 Marylebone Road, London NW1 4DF.