UK stamp duty, shown working.
Work out stamp duty in any UK nation in a few clicks — including first-time-buyer relief, the 5% additional-property surcharge and the 2% non-resident surcharge.
Who's buying?
Where in the UK?
Updates as you type · rates verified against HMRC, current 2026
Enter a price to see your stamp duty.
£0 of stamp duty on top of your deposit — a free broker can confirm exactly what you can borrow across the whole market. Free for you, no obligation.
England & NI bands — main residence
HMRC · 2026How the working reads
Indicative — final stamp duty depends on the exact completion date and the tax authority's published rules at that date. Always confirm with your conveyancer. Figures based on rules in force 2026.
How stamp duty actually works
UK stamp duty is charged in bands, not on the whole price at a single rate. A £400,000 main-home purchase in England gets 0% on the first £125,000, 2% on the slice from £125,000 to £250,000, and 5% on the remaining £150,000 — for a total of £10,000, or an effective rate of 2.5%.
That band structure matters when you're negotiating. A £5,000 price chip near a band boundary saves you stamp duty at the marginal rate (5% or even 10%), not at the effective rate.
The three UK regimes
- England and Northern Ireland — Stamp Duty Land Tax (SDLT), HMRC
- Scotland — Land and Buildings Transaction Tax (LBTT), Revenue Scotland
- Wales — Land Transaction Tax (LTT), Welsh Revenue Authority
Each devolved tax has its own bands, first-time-buyer relief rules and additional-property surcharge. Scotland's "ADS" surcharge is 8%; England's is 5%; Wales's surcharge starts at 5%. This calculator applies the right regime automatically once you pick the nation.
When stamp duty is due
Stamp duty is due on completion, not exchange. Your conveyancer files the return and pays HMRC (or Revenue Scotland / WRA) on your behalf — usually out of completion funds. You have 14 days in England and NI, 30 days in Scotland and Wales.
Where Offrly fits
Stamp duty is arithmetic — the real question is whether the price the tax is levied on is fair. Offrly answers that in about 30 seconds. Our AI reads each comparable's photos (garden, condition, layout, finish) the way a seasoned property analyst would, and hyperlocal pricing resolves prices to the street rather than the postcode — picking up variation that traditional automated valuation models flatten away. It's a sharp free first-pass price — so you walk into offer stage with a number that's yours, not the seller's.
Disclaimer: This calculator provides indicative stamp duty figures based on HMRC / Revenue Scotland / WRA rules in force April 2026. It is not tax advice. For binding figures, consult your conveyancer. Offrly valuations are market guidance, not regulated valuations or financial advice — use a RICS-qualified surveyor for mortgage or insurance purposes.
Is this calculator up to date?
Yes — figures reflect the rules in force in April 2026. Stamp duty rates change from time to time; always confirm with your conveyancer before committing.
What counts as an 'additional property'?
Any residential property you'll own on completion day that isn't your only or main home. Buy-to-lets, holiday homes and parental-help purchases can all trigger the higher rates.
Do first-time buyers pay any stamp duty?
In England and NI, first-time buyers pay 0% up to £300,000 and 5% between £300,000 and £500,000 — but the relief is withdrawn entirely if the price is above £500,000. Scotland has a separate LBTT relief; Wales has no first-time buyer relief.
Can I get the non-resident surcharge back?
Possibly. If you spend 183 or more days in the UK in any continuous 365-day period spanning the purchase, you can apply to HMRC for a refund of the 2% surcharge.
What about mixed-use property?
Part-commercial, part-residential purchases use non-residential rates, which are usually lower. This calculator is for straight residential transactions only.