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Stamp duty, worked out properly.
The statutory rates for a home in England, with first-time buyer relief applied where it genuinely applies. No account, no email, and no pretending the £500,000 cliff edge is not there.
Stamp duty due
£0
Nothing to pay at this price
That’s the one-off cost. The monthly one is the bigger question, and the demo shows how we answer it.
How stamp duty works
Stamp Duty Land Tax is charged in slices, the same way income tax is. Each portion of the price is taxed at that portion’s own rate, so crossing into a higher band only ever raises the tax on the pounds above the threshold, not on the whole house. The one place that logic breaks is first-time buyer relief, which is covered below.
Standard rates
| Slice of the price | Rate |
|---|---|
| £0 to £125,000 | 0% |
| £125,000 to £250,000 | 2% |
| £250,000 to £925,000 | 5% |
| £925,000 to £1,500,000 | 10% |
| Above £1,500,000 | 12% |
First-time buyers, up to £500,000
| Slice of the price | Rate |
|---|---|
| £0 to £300,000 | 0% |
| £300,000 to £500,000 | 5% |
The £500,000 cliff edge
First-time buyer relief is not tapered. At £500,000 you pay £10,000, and at one pound more the relief disappears for the entire purchase and the standard rates apply to all of it, which comes to £15,000. That single pound of price costs £5,000 in tax.
If you are offering near the cap, this is worth having in your head during the negotiation rather than after it. An offer of £505,000 needs the house to be worth £5,000 more to you than an offer of £500,000 does, before the extra five thousand of price itself.
Relief also requires every buyer to be a first-time buyer. Buying with a partner who has owned before, anywhere in the world, means the standard rates apply to the whole purchase.
What this calculator does not cover
Additional properties carry a surcharge on every band, currently five percentage points, so this page is only right for the home you are going to live in. Non-UK residents pay a further surcharge on top. And Scotland and Wales have their own taxes with their own bands, Land and Buildings Transaction Tax and Land Transaction Tax respectively, which this page does not attempt. The First Move itself only covers England, so the calculator matches the app.
Stamp duty is also only one of the one-off costs of buying. Solicitors, surveys, mortgage arrangement fees and removals all come on top, and they vary too much between purchases for a typical figure to be worth printing. Get quotes.
Source, and a plain disclaimer
The bands and rates here are the statutory ones published by HMRC, in force since 1 April 2025, and we last checked them against gov.uk on 19 July 2026. Rates change at Budgets, so for anything you are about to sign, check gov.uk’s official rates page or use HMRC’s own calculator. This page is arithmetic on published rates, not tax or financial advice, and your solicitor will calculate the definitive figure as part of the purchase.
Built by The First Move, the tool that works out what a home actually costs each month once you own it. If the one-off costs are sorted and the monthly ones are the question, see what it costs to live in every English council area or try the live demo.