Free tool
Stamp Duty calculator
Work out the tax on your purchase across all three UK systems — Stamp Duty in England and Northern Ireland, LBTT in Scotland, and LTT in Wales — with first-time buyer relief applied automatically.
Stamp Duty to pay
£0
No tax due on this purchase.
First-time buyer relief applied — the whole price sits within your nil-rate band.
Your solicitor files the return and collects this as part of completion. Get matched with a conveyancing solicitor — free, and we never sell your details.
This calculator covers single main-residence purchases. It does not include the additional-property surcharge (if you'll own more than one home), the non-UK-resident surcharge, or non-residential and mixed-use rates. Figures are an estimate to help you budget — your solicitor confirms the exact amount. Clinkeys is an information service, not a tax adviser.
Common questions
How much Stamp Duty does a first-time buyer pay?
In England and Northern Ireland, first-time buyers pay no Stamp Duty on the first £300,000 and 5% on the portion between £300,001 and £500,000. Above £500,000 the relief is lost entirely and standard rates apply to the whole price. Scotland raises the nil-rate band to £175,000 for first-time buyers, and Wales has no separate first-time buyer relief.
Is Stamp Duty calculated on the whole price?
No. All three UK systems are 'slice' taxes: each rate applies only to the portion of the price that falls within that band. So a £300,000 purchase taxed at 2% between £125,000 and £250,000 pays that 2% only on the £125,000 in that band, not on the full price.
When do I pay Stamp Duty?
In England and Northern Ireland the return must be filed and the tax paid within 14 days of completion. Scotland and Wales allow 30 days. In practice your conveyancing solicitor files the return and collects the money as part of your completion funds, so you rarely deal with the revenue body yourself.
Can I add Stamp Duty to my mortgage?
Not usually. Stamp Duty is payable in cash on completion, so it needs to be budgeted alongside your deposit and legal fees rather than borrowed. Some buyers negotiate a lower purchase price to free up cash, but the tax itself is not normally lendable.
For the full picture — who counts as a first-time buyer, worked examples, and how the £500,000 cliff edge works — read our Stamp Duty guide for first-time buyers.