UK Stamp Duty Calculator 2026
Calculate your Stamp Duty Land Tax (SDLT) based on the latest 2026 rates (updated April 2025).
What is Stamp Duty?
Stamp Duty Land Tax (SDLT) is a tax paid when buying property in England or Northern Ireland. Since April 2025, the nil-rate threshold returned to £125,000, meaning most buyers now pay stamp duty on properties over this amount. First-time buyers benefit from relief up to £300,000.
Stamp Duty Rates 2026
| Property Value | Standard Rate | First-Time Buyer | Additional Property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% | 7% |
| £250,001 – £300,000 | 5% | 0% | 10% |
| £300,001 – £925,000 | 5% | 5% | 10% |
| £925,001 – £1.5m | 10% | 10% | 15% |
| Over £1.5m | 12% | 12% | 17% |
Rates effective from 1 April 2025. Non-UK residents pay an additional 2% surcharge.
Worked Example: A £350,000 Home
Stamp duty is charged in slices, not as one flat rate. On a £350,000 home a standard buyer pays nothing on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the final £100,000 (£5,000) — a total of £7,500, or an effective rate of about 2.1%. A first-time buyer pays 5% only on the £50,000 above £300,000 (£2,500). Someone buying it as an additional property adds the 5% surcharge to every band, pushing the bill to £25,000.
Things Buyers Often Get Wrong
- Assuming one flat rate. Multiplying the whole price by a single percentage nearly always overstates the bill — each band is taxed separately.
- Forgetting the second-home surcharge. Buying an additional property (or one before selling your current home) adds 5% to every band; you can often reclaim it if you sell your old home within the time limit.
- Missing the £500,000 first-time-buyer cliff. First-time buyer relief disappears entirely above £500,000 — standard rates then apply to the whole price.
- Confusing the UK nations. This tool covers England and Northern Ireland; Scotland (LBTT) and Wales (LTT) use different bands.
Frequently Asked Questions
Do first-time buyers pay stamp duty in 2026?
First-time buyers pay 0% on properties up to £300,000. For properties between £300,001 and £500,000, they pay 5% on the portion above £300,000. If the property costs more than £500,000, standard rates apply.
When do you pay stamp duty?
Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor or conveyancer usually handles this on your behalf.
Do you pay stamp duty on second homes?
Yes. Buying an additional property attracts a 5% surcharge on top of standard rates, starting from £40,000.
Is stamp duty different in Scotland and Wales?
Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). This calculator covers England and Northern Ireland only.
📖 Read the guide
How is stamp duty calculated?
What to work out next
⚠️ Disclaimer: Results are estimates only and do not constitute financial, tax, or legal advice. Tax laws change frequently — always verify with official sources (IRS, HMRC) and consult a qualified professional before making decisions.
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