Updated: September 22, 2025
Stamp Duty Calculator
Want to work out how much stamp duty you could owe on a property you’re looking to buy? Use our calculator here to find out.
Written by Pete Mugleston
Mortgage Expert, MD
Whether it’s for your main residence, a second property or a buy-to-let investment, if you want to work out what the potential stamp duty land tax will be, you can use our free stamp duty calculator to get an immediate snapshot of how much you could be liable for if you proceed.
Stamp Duty Calculator
This calculator can tell you how much Stamp Duty Land Tax you will need to pay on your property purchase, whether you're a first-time buyer, a home-mover or in the market for an investment property.
Your stamp duty to pay is:
Your effective tax rate is
Now that you've worked out how much stamp duty is payable, it's a good idea to talk to a broker about your mortgage options. They can help you make sure you aren't paying over the odds with all costs and fees factored in.
The following topics are covered below...
Why use this stamp duty calculator
First of all, our stamp duty calculator is free and very easy to use. So, rather than trying to work out all the different rates and thresholds yourself, just let our calculator do all that work for you, and the results will be ready in seconds.
No personal details are required to use our calculator. Just input the following information:
- Select whether this calculation is for your primary residence or a second property/buy-to-let purchase
- If it’s for your primary residence, you can select whether you’re a first time buyer or not by clicking the toggle button below the entry field
- Finally, enter the value of the property
And that’s it! Our stamp duty calculator will then provide an indicative amount of tax due and the effective tax rate based on your provided information. If you’d like to know more about how all the different thresholds and rates apply for stamp duty, read our dedicated stamp duty article.
Once you’ve worked out your stamp duty liability for the property you want to buy, you can proceed with the process. To look at your options for paying your stamp duty, why not get in touch? We can arrange for a mortgage broker we work with to speak with you directly.
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Comparing stamp duty rates across the UK
Our stamp duty calculator uses rates and thresholds that apply only to properties in England or Northern Ireland. If the property you’re looking to buy is situated in Scotland or Wales, then the rules (and rates) are slightly different.
For Scotland, your property could be subject to the Land and Buildings Transaction Tax, which replaced stamp duty in 2015. Under these rules, the nil rate band threshold is £145,000 of a property’s value. The next threshold is between £145,001 to £250,000, and this portion is taxed at 2%.
The next is £250,001 to £325,000, which is taxed at 5%; £325,001 to £750,000 is taxed at 10%, and any portion above £750,000 is taxed at 12%.
Properties in Wales are subject to the Land Transaction Tax. The nil rate band here is up to £225,000. Between £225,001 and £400,000, the rate is 6%, £400,001 to £750,000, 7.5%, £750,001 to £1,500,00, 10%, and above £1,500,000, 12%.
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Why use Online Money Advisor?
Once you’ve seen how much stamp duty you could be liable for on the property you’re looking to buy, here’s how Online Money Advisor will be able to help guide you through the next stages of the mortgage process:
- Match you with the right mortgage broker. Our unique broker-matching service is free to use and designed to match you not just with any broker but one who has specific expertise dealing with property purchases where stamp duty is liable
- Methods of payment. Your mortgage broker can discuss the options of how you’ll pay the stamp duty, whether it can be added to your mortgage or taken from your deposit amount.
- Outline the next steps. Once you know the exact position on stamp duty your broker will help you plan what happens next with your property purchase and mortgage requirements.
What you should do next
Our broker-matching service is designed to match you with the right mortgage broker who can deal with your exact requirements – first time! So get in touch or give us a call on 0808 189 0463 and we’ll make sure a specialist contacts you straight away to discuss further.
FAQs
Yes, you do, but for shared ownership, you can either opt to pay stamp duty based on the value of the share you’re buying and the net present value of the rent or 100% of the property value.
If you’re a first-time buyer under this scheme, you’ll qualify for additional relief if the property is worth below £425,000.
No, not at all. The rates are no different across regions – only by country. So, different rates apply for Wales and Scotland. Properties in Northern Ireland and England are the same (as outlined above).
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Written by Pete Mugleston
Mortgage Expert, MD
Pete, an expert in all things mortgages, cut his teeth right in the middle of the credit crunch. With plenty of people needing help and few mortgage providers lending, Pete found great success in going the extra mile to find mortgages for people whom many others considered lost causes. The experience he gained, coupled with his love of helping people reach their goals, led him to establish Online Mortgage Advisor, with one clear vision – to help as many customers as possible get the right advice, regardless of need or background.
Pete’s presence in the industry as the ‘go-to’ for specialist finance continues to grow, and he is regularly cited in and writes for both local and national press, as well as trade publications, with a regular column in Mortgage Introducer and being the exclusive mortgage expert for LOVEMoney. Pete also writes for OMA of course!
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