What this tool does

This calculator works out how much stamp duty land tax you will owe when buying a home in England or Northern Ireland. Type in the purchase price, tell it whether you are a first-time buyer or buying a second property, and you will see the total bill along with the amount charged at each tax band.

It covers the current thresholds, the first-time buyer relief and the extra surcharge that applies to additional properties, so you can see the real cost before you make an offer.

When to use it

Use it at any point in the buying process. Most people run the numbers before they start viewing properties to work out what they can actually afford, then again once they have agreed a price with the seller so they know exactly what their solicitor will ask them to pay on completion.

It is useful whether you are a first-time buyer trying to see how far the relief stretches, a home mover comparing two or three properties at different prices, or a landlord or second home buyer working out the 5% surcharge on top of the standard rates. If you are buying in Scotland or Wales, you will pay Land and Buildings Transaction Tax or Land Transaction Tax instead, so this tool will not apply to you.

How it works

Enter the agreed purchase price and pick the option that matches your situation. You will get a plain English summary showing the total stamp duty, a band by band breakdown of how it was calculated, and a short note on any relief or surcharge that changed the figure. Nothing you type is saved or shared, and you can run the numbers as many times as you like with different prices to compare options side by side.