Stamp Duty Calculator UK 2026
Calculate Stamp Duty Land Tax (SDLT) for residential properties in England and Northern Ireland. Rates effective from 1st April 2025.
Buyer Type
Parameters
About UK Stamp Duty (SDLT)
First Time Buyers
No tax on the first £300,000, with 5% charged on the portion between £300,000 and £500,000. Properties over £500,000 pay standard rates.
Home Movers
Standard rates apply for home movers replacing their main residence. The nil rate band is £125,000, with graduated rates above this threshold.
Additional Properties
A 5% surcharge applies to purchases of additional residential properties, including buy-to-let and second homes, added to standard rates.
For freehold residential properties in England and Northern Ireland only. Different rules apply in Scotland (LBTT) and Wales (LTT). Always consult a professional for specific advice.
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What Is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a tax paid when purchasing property or land in England and Northern Ireland above a certain threshold. The tax is calculated in bands — you only pay the higher rate on the portion of the price within each band, not on the entire purchase price. Scotland has its own Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT). SDLT rates differ for first-time buyers, home movers, additional properties, and non-UK residents.
How Stamp Duty Is Calculated
SDLT uses a progressive band system similar to income tax. Each band has a different rate, and you only pay that rate on the portion of the price falling within that band.
Enter the Property Price
Input the full purchase price of the property. SDLT is calculated on the total consideration including any fixtures or fittings included in the price.
Select Your Buyer Type
Choose whether you are a first-time buyer, home mover, or purchasing an additional property. First-time buyers benefit from significant relief.
Review the Breakdown
See exactly how much SDLT is due at each band, the total tax, and the effective rate as a percentage of the purchase price.
SDLT Bands (England & Northern Ireland 2026/27)
First-time buyers pay 0% up to £300,000 and 5% on the portion from £300,001 to £500,000 (no relief at all if the price exceeds £500,000 — standard rates then apply to the full amount). Additional properties incur a surcharge of 5 percentage points on every band (5% instead of 0%, 7% instead of 2%, and so on). For example, a £350,000 home costs £7,500 in SDLT for a home mover (0% on the first £125,000, 2% on the next £125,000, 5% on the remaining £100,000) but £2,500 for a first-time buyer (5% on the £50,000 above the £300,000 relief threshold).
Tips & Best Practices
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If you are a first-time buyer, check you qualify — you must never have owned property anywhere in the world
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Budget for stamp duty separately from your deposit — it is due on completion day and cannot be added to your mortgage
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Consider the additional 5-percentage-point surcharge before purchasing buy-to-let property — it significantly increases upfront costs
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If buying jointly and one partner already owns property, the additional-property surcharge applies to the entire purchase
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Your solicitor should file the SDLT return within 14 days — late filing attracts penalties and interest
Frequently Asked Questions
The Calculator App Editorial Team · 25+ Years UK Financial Services
Important Information
This calculator is for illustrative purposes only and does not constitute mortgage advice, a personal recommendation, or a mortgage offer.
Results are based on the figures you enter and assume a standard capital repayment structure. Actual rates, fees, terms, and eligibility will vary by lender and individual circumstances.
You should seek independent advice from a qualified mortgage adviser or broker before making any financial commitment.