Stamp duty calculator
Property transaction tax by jurisdiction, with first-time buyer relief and any additional property surcharge.
Stamp Duty Land Tax payable
Estimate$7,000.00
2.06% of the price in England & Northern Ireland
- Before relief
- $7,000.00
- First-time buyer relief
- $0.00
- Additional property surcharge
- $0.00
| Purchase price | $340,000 |
|---|---|
| Stamp Duty Land Tax on the standard bands | $7,000.00 |
| Total payable | $7,000.00 |
- Each rate applies only to the slice of the price inside its band, so the headline rate is never charged on the whole purchase.
- Rates and thresholds differ across England, Scotland and Wales — check you have the right jurisdiction.
On £340,000 the first £125,000 is free, the next £125,000 is taxed at 2% and the remainder at 5%. The headline rate never applies to the whole price.
Do you qualify
How this is calculated
Bands apply to slices, not the whole price
Each rate is charged only on the portion of the price inside its band. On £340,000 in England that means 0% on £125,000, 2% on the next £125,000 and 5% on the rest — not 5% on everything.
duty = Σ (slice within band × band rate)Relief can end abruptly
English first-time buyer relief runs to £500,000 and then stops dead rather than tapering. Duty jumps from £10,000 to £15,000, so crossing by a pound costs £5,000.
Additional property surcharges are charged on everything
A second home adds 5% in England and Wales and 8% in Scotland to the entire price, not merely to the amount above a threshold — £17,000 on a £340,000 English purchase.
Worked example: £340,000 house, not a first-time buyer
| Price | £340,000 |
|---|---|
| First-time buyer | No |
| First £125,000 | 0% |
|---|---|
| Next £125,000 | 2% |
| Remainder | 5% |
Property transaction taxes differ by jurisdiction. Pick a country above for the bands that apply where you are buying.
What this assumes
- Residential property bought by an individual.
- Resident buyer with no non-resident surcharge.
- No specialist reliefs claimed.
- A single, unlinked transaction.
Where this commonly goes wrong
- Non-resident buyers frequently pay an extra surcharge determined by days present rather than nationality.
- Owning any share of another property, including an inherited one, can trigger the additional dwelling surcharge.
- Buying before selling usually means paying the surcharge up front and reclaiming it within a time limit.
Questions
How is property transaction tax calculated?
On slices: each rate applies only to the portion of the price inside its band. On £340,000 in England that is 0% on £125,000, 2% on the next £125,000 and 5% on the rest.
Is there relief for first-time buyers?
It varies by jurisdiction. England gives a £300,000 nil-rate band up to a £500,000 cliff, Scotland raises the threshold to £175,000 with no ceiling, and Wales offers none.
What is the surcharge on a second property?
5% of the whole price in England and Wales and 8% in Scotland — charged on the entire purchase, not just the amount above a threshold, so it is a large fixed addition rather than a marginal one.
Related tools
Sources
General estimate based on published HMRC rates for the current period. Not tax advice. Confirm your position with HMRC or a qualified adviser.
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