Stamp Duty Calculator

Buying a home and wondering how much stamp duty you'll need to find on top of your deposit? This calculator shows you exactly that. Choose where you're buying, enter the property price, and tell us whether you're a first-time buyer, moving home or buying an additional property. You'll get a clear figure for the tax due, the effective rate, and a band-by-band breakdown of how it's worked out. The rules differ across the UK, so the calculator applies the correct ones for England, Northern Ireland, Scotland or Wales. For a plain English explanation of how stamp duty works and when it's paid, read our guide.

There are no personal details to fill in. Just the numbers that matter.

Aspect Mortgages — Stamp Duty Calculator
Aspect MORTGAGES
Stamp Duty Calculator
Setup
Your Purchase
£
What Best Describes You?
Choose "Moving Home" if you are replacing your main home and will own only one property after the purchase.
Summary
Stamp Duty to Pay
Total Stamp Duty
—
—
Effective Rate
—
Tax as a share of the price
Total Cost
—
Property price plus tax
Breakdown
How It Is Worked Out
Band Rate Portion of Price in Band Tax on This Band

Frequently Asked Questions

What is stamp duty?

Stamp duty is the tax you pay when you buy a home or land over a certain price. It goes by different names across the UK: it's Stamp Duty Land Tax (SDLT) in England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) in Scotland, and Land Transaction Tax (LTT) in Wales. Each has its own thresholds and rates, which is why the calculator above asks where you're buying. Your solicitor or conveyancer files the return and pays the tax on your behalf, usually on completion.

How is the tax worked out?

It's charged in bands, a bit like income tax. You don't pay one rate on the whole price; instead each portion of the price is taxed at the rate for its band. So on a £300,000 home in England, the first £125,000 is tax-free, the next slice is taxed at one rate, and so on. The calculator shows you this band by band, so you can see exactly where the figure comes from. The percentage shown as the effective rate is the total tax as a share of the full price.

Do first-time buyers pay stamp duty?

Often less, and sometimes nothing, but it depends on where you buy and the price. England and Northern Ireland offer first-time buyer relief up to a price cap, Scotland raises the tax-free threshold for first-time buyers, and Wales has no specific first-time buyer relief but a higher starting threshold that helps. Switch the calculator to "First-Time Buyer" to see the figure for your situation. To qualify, everyone buying must never have owned a home before.

Why is stamp duty so much higher on a second home or buy-to-let?

Each nation adds a higher charge when you'll own more than one property after the purchase. In England and Northern Ireland it's an extra percentage added to every band, in Scotland it's the Additional Dwelling Supplement charged on the full price, and Wales uses a separate, higher set of rates. If you're replacing your main home but haven't sold it yet, you may pay the higher amount upfront and reclaim it once your old home sells, usually within 36 months. Select "Additional Property" in the calculator to see the difference.

Is the calculator accurate enough to budget from?

It uses the rates current for 2026 as published by HMRC, Revenue Scotland and the Welsh Revenue Authority, and it's a sound guide for budgeting. It can't account for every situation, such as linked purchases, shared ownership, mixed-use property or some reliefs. That's exactly the kind of detail one of our advisers can check with you, so the figure you plan around is one you can rely on. Always confirm your final position with your solicitor before you commit.

Can a mortgage adviser help with more than just the tax?

Yes, and that's where we add the most value. Stamp duty is only one line in the cost of moving. We look at it alongside your deposit, your mortgage and the rest of your buying costs, search the whole market across 90+ lenders, and set out clear options with plain pros and cons. You deal with real people throughout, by phone, video or at our Chorley offices. Get in touch and we'll talk it through.

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There will be a fee for mortgage advice. The precise amount will depend upon your circumstances but we estimate that it will be £495 for a residential/buy to let mortgage or £1495 for an equity release/retirement mortgage.

Aspect Mortgages Limited is authorised and regulated by the Financial Conduct Authority and is entered on the Financial Services Register (https://register.fca.org.uk/s/) under FCA reference 305352. The FCA do not regulate Business Buy to Let Mortgages.

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