By Stephen Milner · UtilityForge · Last reviewed: May 2026
Stamp duty is a tax paid by the buyer when purchasing property. In England and Northern Ireland it is called Stamp Duty Land Tax (SDLT). Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), which have separate rates and thresholds not covered by this calculator. In Australia, each state and territory charges its own version of stamp duty, officially called transfer duty in most states.
SDLT is calculated on a tiered basis. You pay each percentage rate only on the portion of the purchase price that falls within the relevant band, not on the full purchase price. This works in the same way as income tax bands. Current rates from April 2025, as published by HMRC, are:
| Portion of purchase price | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
For a £300,000 property: 0% on the first £125,000 (£0) + 2% on £125,001 to £250,000 (£2,500) + 5% on £250,001 to £300,000 (£2,500) = £5,000 total.
For a £500,000 property: £0 + £2,500 + £12,500 = £15,000 total.
These thresholds returned to their pre-2022 levels on 31 March 2025, ending the temporary higher thresholds that had applied since September 2022.
First-time buyers in England and Northern Ireland pay no SDLT on properties priced up to £300,000. For properties priced between £300,001 and £500,000, no duty applies to the first £300,000 and 5% applies to the portion above £300,000. Properties above £500,000 receive no first-time buyer relief and are taxed at standard rates.
A first-time buyer purchasing at £425,000 pays: £0 on the first £300,000 + 5% on £125,000 = £6,250 total, compared to £11,250 under standard rates. The saving is £5,000.
Buyers of second homes, buy-to-let investments, and any additional residential property pay a surcharge on top of standard rates. Since October 2024, the surcharge is 5 percentage points on every band:
| Portion of purchase price | Additional property rate |
|---|---|
| Up to £125,000 | 5% |
| £125,001 to £250,000 | 7% |
| £250,001 to £925,000 | 10% |
| £925,001 to £1,500,000 | 15% |
| Over £1,500,000 | 17% |
A £400,000 second home: 5% on £125,000 (£6,250) + 7% on £125,000 (£8,750) + 10% on £150,000 (£15,000) = £30,000 total, versus £10,000 at standard rates.
Stamp duty in Australia is set and collected by each state and territory. The rates and thresholds differ significantly between states and change periodically. All Australian states use a progressive bracket system where a base duty amount plus a percentage rate applies to the amount above each threshold.
Indicative transfer duty on a standard $750,000 residential property purchase:
| State | Approximate duty |
|---|---|
| NSW | A$28,485 |
| VIC | A$40,070 |
| QLD | A$26,775 |
| WA | A$29,741 |
| SA | A$36,080 |
| ACT | A$20,040 |
Victoria charges higher rates than other major states on mid-range properties because the marginal rate for properties between $130,000 and $960,000 is 6%. NSW rates are generally lower than Victoria in the $500,000 to $1,000,000 range. Rates are updated periodically by each state authority: Revenue NSW, State Revenue Office Victoria, Queensland Revenue Office, RevenueWA, RevenueSA, and ACT Revenue Office.
First home buyer concessions exist in every state, typically reducing or eliminating duty on lower-priced properties. Eligibility conditions including owner-occupier requirements, price caps, and property type vary by state.
In England and Northern Ireland, HMRC requires SDLT to be filed and paid within 14 days of completing the property purchase. Your solicitor or conveyancer typically handles the payment using funds from your completion statement.
In Australia, timing varies by state. NSW and Victoria require payment within 3 months of the contract date. Queensland requires payment within 30 days of settlement. Your conveyancer will advise on the exact deadline for your state.
Stamp duty forms part of the upfront buying costs alongside solicitor fees, survey fees, and mortgage arrangement costs. For higher-value properties it can represent a significant percentage of the purchase price, so budgeting for it before making an offer is important.
What is stamp duty in the UK?
Stamp Duty Land Tax (SDLT) is a tax charged on property purchases in England and Northern Ireland. It is calculated at different marginal rates on the portion of the price falling within each threshold band, similar to how income tax works. You pay each rate only on the slice of the purchase price within that band, not on the full price. Scotland uses LBTT and Wales uses LTT.
How much stamp duty on a £350,000 house?
For a standard residential buyer in England, a £350,000 property costs: 0% on the first £125,000 (£0) + 2% on £125,001 to £250,000 (£2,500) + 5% on £250,001 to £350,000 (£5,000) = £7,500 total. A first-time buyer at £350,000 pays: 0% on the first £300,000 (£0) + 5% on £300,001 to £350,000 (£2,500) = £2,500 total.
Do first-time buyers pay stamp duty?
First-time buyers in England and Northern Ireland pay no SDLT on properties up to £300,000. On properties priced from £300,001 to £500,000, no duty applies to the first £300,000 and 5% is charged on the amount above that. Properties priced above £500,000 do not qualify for first-time buyer relief and are taxed at standard residential rates.
What is the stamp duty surcharge for second homes and buy-to-let?
Since October 2024, buyers of additional residential properties in England and Northern Ireland pay a surcharge of 5 percentage points above standard SDLT rates on every band. On a £350,000 second home the total SDLT is: 5% on £125,000 (£6,250) + 7% on £125,000 (£8,750) + 10% on £100,000 (£10,000) = £25,000 total, compared to £7,500 at standard rates.
Does Scotland or Wales use the same stamp duty rates?
No. Scotland has Land and Buildings Transaction Tax (LBTT) with different rates and thresholds, collected by Revenue Scotland. Wales has Land Transaction Tax (LTT) administered by the Welsh Revenue Authority. This calculator covers England and Northern Ireland SDLT only. For Scottish and Welsh rates, use the official Revenue Scotland and Welsh Revenue Authority tools.
How much is stamp duty in NSW on a $750,000 property?
NSW transfer duty on a $750,000 residential property is approximately A$28,485, calculated on a progressive bracket basis. On a $500,000 property, duty is approximately A$17,235. On a $1,000,000 property, it is approximately A$39,735. First home buyers may be exempt on new homes priced up to $800,000. Verify current thresholds at Revenue NSW before exchanging contracts.
Do Australian first home buyers pay stamp duty?
Most Australian states offer concessions or full exemptions for first home buyers on eligible properties. In NSW, first home buyers pay no transfer duty on new homes priced up to $800,000. In Victoria, first home buyers are exempt on properties up to $600,000. In Queensland, the concession threshold for first home buyers is $500,000. Eligibility conditions apply in all states, including requirements to live in the property as your principal place of residence.
When do you pay stamp duty in Australia?
Payment deadlines vary by state. In NSW and Victoria, duty must generally be paid within 3 months of the contract date. In Queensland, payment is due within 30 days of settlement. In South Australia, within 3 months of settlement. In Western Australia, within 2 months of settlement. Your solicitor or conveyancer arranges payment on your behalf and includes it in the settlement statement.