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Stamp Duty Calculator
Buying a property in the UK? Stamp Duty Land Tax is one of the largest upfront costs you face, often reaching tens of thousands of pounds. Our stamp duty calculator gives you a precise estimate within seconds, based on the latest 2026 rates for England and Northern Ireland. Whether you are a first-time buyer, moving up the property ladder, or purchasing a buy-to-let investment, you will know exactly how much tax is due before you sign.
What Is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a lump-sum tax payable when you purchase a residential property or piece of land in England and Northern Ireland over a certain price. The tax was significantly reformed several times, most recently with temporary threshold increases that ended on 31 March 2025. As of the 2025/26 tax year and throughout 2026, SDLT reverts to the standard rate bands that were in place before September 2022.
Scotland and Wales apply their own equivalents – Land and Buildings Transaction Tax (LBTT) and Land Transaction Tax (LTT) respectively – each with its own rate structure. This calculator focuses on SDLT, but the principles remain similar across the UK.
Stamp Duty Rates 2026 in England and Northern Ireland
The table below shows the current SDLT rate bands for a standard residential purchase (i.e., you are buying a main residence and already own or have owned a property). The tax is charged only on the portion of the price that falls within each band.
| Portion of purchase price | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-time buyer rates (property price £500,000 or less):
| Portion of purchase price | SDLT rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
If a first-time buyer purchases a property above £500,000, the standard rates apply to the full price – no first-time buyer relief is available.
How the Stamp Duty Calculator Works
The calculator splits the purchase price into the bands shown above and applies the corresponding rate only to the slice of value within each bracket. No tax is due on the first £125,000 (or £300,000 for first-time buyers), the next £125,000 is taxed at 2%, and so on. This progressive structure means your effective tax rate is much lower than the top band percentage.
Example 1: Home mover buying for £350,000
- 0% on the first £125,000 = £0
- 2% on the next £125,000 = £2,500
- 5% on the final £100,000 = £5,000
Total SDLT: £7,500
Example 2: First-time buyer purchasing for £450,000
- 0% on the first £300,000 = £0
- 5% on the remaining £150,000 = £7,500
Total SDLT: £7,500 instead of the £12,500 a home mover would pay.
First-Time Buyer Relief and Stamp Duty Exemptions
To qualify for first-time buyer relief, the property must be your only or main residence, and you and anyone you are buying with must have never owned a residential property anywhere in the world – including inherited or buy-to-let properties. The purchase price must not exceed £500,000. If the price is between £300,001 and £500,000, you benefit from the £300,000 zero-rate threshold but still pay 5% on the excess. Over £500,000, no relief applies.
Other limited exemptions exist: purchases below £40,000, transfers in divorce or dissolution of a civil partnership, and certain social housing schemes. Always check with HM Revenue & Customs for the latest guidance.
Additional Property, Buy-to-Let, and Non-UK Resident Surcharges
If you already own a residential property and are buying an additional one – for example, a second home, a holiday let, or a buy-to-let investment – you must pay an extra 3% on top of the standard rates. This surcharge applies to the whole purchase price, not just the portion above a threshold, and is added to whatever SDLT would normally be due.
For non-UK residents, a further 2% surcharge is levied from 1 April 2021. This applies if you spent fewer than 183 days in the UK during the 12 months before purchase. Combined surcharges can mean paying an extra 5 percentage points on every band.
Stamp Duty in Scotland and Wales: LBTT and LTT
In Scotland, LBTT operates with different bands and rates. For instance, the zero-rate threshold for a main residence is £145,000 as of 2026, and there is a first-time buyer relief up to £175,000. In Wales, LTT starts charging at £225,000 for main residential purchases, with separate rates for additional properties. If you are buying property in these nations, use the relevant local calculator – our tool covers England and Northern Ireland only.
When and How to Pay Stamp Duty
Your solicitor or licensed conveyancer will usually handle the SDLT return and payment on your behalf. The tax must be paid to HMRC within 14 days of completion. Late filing results in a £100 penalty immediately, with additional fines and interest if the delay continues. It is essential to include the stamp duty cost in your completion funds, as the amount cannot typically be added to the mortgage unless you have negotiated a higher loan value with your lender.
This article is for informational purposes only and does not constitute financial or tax advice. Stamp duty rates and reliefs are subject to change in government budgets; always consult a professional or HMRC for the most up-to-date figures.
Frequently Asked Questions
What is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a one-off tax paid when you buy a freehold, leasehold, or shared ownership residential property over a certain price in England and Northern Ireland. The amount depends on the purchase price and your buyer profile, such as whether you are a first-time buyer, a home mover, or purchasing an additional property.
How is stamp duty calculated?
SDLT is applied progressively: you pay a different rate on each portion of the purchase price that falls within a specific band. The tax is not levied on the whole price, only on the part above each threshold. Additional surcharges may apply for second homes or non-UK residents.
Who qualifies as a first-time buyer for stamp duty relief?
You are a first-time buyer if you are purchasing your only or main residence and have never owned any residential property anywhere in the world, including buy-to-let or inherited properties. Your property price must be £500,000 or less to qualify for the relief as of 2025/26.
Do I pay stamp duty on a second home?
Yes, all purchases of additional residential properties in England and Northern Ireland incur an extra 3% surcharge on top of the standard SDLT rates. This applies to second homes, buy-to-let investments, and holiday homes regardless of the purchase price.
When must I pay stamp duty after buying a house?
Stamp Duty Land Tax must be paid within 14 days of the effective date of transaction, which is usually the completion date. Your solicitor or conveyancer normally files the SDLT return and arranges the payment on your behalf from completion funds.
Can I add stamp duty to my mortgage?
While you cannot borrow stamp duty separately, you can include the tax amount in your overall mortgage loan if the lender agrees and your loan-to-value ratio allows. This increases your borrowing and the total interest payable over the mortgage term.
Is stamp duty different in Scotland and Wales?
Yes. In Scotland, the Land and Buildings Transaction Tax (LBTT) applies with its own rate bands and thresholds. In Wales, the Land Transaction Tax (LTT) operates similarly. Both taxes are calculated on a progressive basis but differ in rates and reliefs from SDLT.
What is the stamp duty threshold for non-UK residents?
Since 1 April 2021, non-UK residents buying residential property in England and Northern Ireland must pay a 2% surcharge on top of all other SDLT rates. This applies to individuals who spent fewer than 183 days in the UK in the 12 months before purchase.