Stamp Duty Calculator
Stamp Duty Calculator. Free, instant, no signup. Results update as you type.
You are viewing the archived 2025-26 rules. Switch to the current tax year.
Stamp duty
£5,000.00
- Property price £350,000.00
- Stamp duty £5,000.00
- Effective rate 1.43%
- Total cost including duty £355,000.00
- Buyer type Standard rates
View year-by-year schedule
| Band | Rate | Amount | Duty |
|---|---|---|---|
| 0 – 250,000 | 0.00 | 250,000.00 | 0.00 |
| 250,000 – 925,000 | 5.00 | 100,000.00 | 5,000.00 |
Figures follow 2025-26 rules published by HM Revenue & Customs (HMRC).
Illustrative England and Northern Ireland bands, charged slice by slice rather than on the whole price. Scotland and Wales use different systems entirely, and rates and reliefs change with most budgets — confirm the current bands before relying on this.
How to use this calculator
- Enter property price — The calculator loads with a worked example already filled in, so you can see what a realistic set of figures looks like before replacing them with your own.
- Fill in the remaining fields — Every field has a sensible default. Change the ones that apply to you and leave the rest.
- Read the result — The answer updates as you type — there is nothing to submit. The rows beneath the headline show how it breaks down.
- Expand the schedule — Where a year-by-year table is offered, open it. The breakdown over time usually shows something the single headline figure does not.
- Share or print — Use the share button to copy a link with your figures already filled in, or print the result — the print stylesheet strips the navigation and adverts.
What this calculator works out
To use the UK Stamp Duty Calculator, enter your property price and buyer. The result — stamp duty — updates as you type, with no button to press and nothing to submit. The calculation runs entirely in your browser, so the figures you enter are never sent anywhere. The rules applied are those published by HM Revenue & Customs (HMRC).
How this is calculated
The stamp duty calculator applies its formula to the values you enter and returns the result immediately.
A worked example
Take the values this page loads with:
- Property price: £350,000.00
- Buyer: Moving home
On those figures the stamp duty is 5,000.00. Broken down:
- Property price: 350,000.00
- Stamp duty: 5,000.00
- Effective rate: 1.43%
- Total cost including duty: 355,000.00
- Buyer type: Standard rates
Change any field above and every figure here recalculates — these numbers are produced by the same formula the calculator runs, so they cannot drift apart from it.
What the figures mean
The headline figure answers the immediate question. These are the ones worth paying attention to:
- Stamp duty — the figure worth watching when you change your inputs.
- Total cost including duty — the figure worth watching when you change your inputs.
Where a schedule is shown, expand it: the year-by-year breakdown usually reveals something the single headline number hides.
What this calculator assumes
Illustrative England and Northern Ireland bands, charged slice by slice rather than on the whole price. Scotland and Wales use different systems entirely, and rates and reliefs change with most budgets — confirm the current bands before relying on this.
Which tax year this uses
The figures on this page apply to the 2026-27 tax year, which runs from 6 April 2026 to 5 April 2027. Rates, bands and thresholds are stored as versioned data and reviewed against the published source before a year goes live, so a previous year’s page keeps returning that year’s correct answer rather than being silently overwritten.
Why it runs in your browser
Every calculation on this page is arithmetic, and arithmetic does not need a server. Running it locally means the result is instant, it keeps working if your connection drops, and — the part that matters — your salary, your debts and your medical measurements are never transmitted to us. There is no figure on our side to store, log or lose.
Where this calculator stops
A calculator applies the rules it is given to the figures you enter. It cannot see the rest of your circumstances, and real financial decisions are rarely decided by a single number.
Treat the result as a starting point for a conversation — with a lender, an accountant or an adviser — rather than as an answer. Where an institution will quote you a real figure, that figure is the one that counts: it will include fees, your credit profile and terms this page knows nothing about.
Keeping the figures current
Tax rules change, usually annually and sometimes mid-year. The rates behind this page are stored as versioned data rather than written into the code, and a scheduled check flags any rule set approaching its expiry without a successor. The date at the foot of this page tells you when it was last reviewed.