Stamp Duty Calculator
Stamp Duty Due
£5,000
Effective Rate
1.67%
Total Cost
£305,000
Tax Breakdown
Important Notes
- Rates shown are for England and Northern Ireland only
- Scotland uses LBTT, Wales uses Land Transaction Tax
- First-time buyer relief applies to properties up to £500,000
- Additional property surcharge is 3% on top of standard rates
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How UK Stamp Duty Land Tax Works
Stamp Duty Land Tax (SDLT) is charged in bands, not as a single flat percentage of the purchase price. This means only the portion of the price that falls within each band is taxed at that band's rate — similar to how income tax bands work. Our calculator applies each 2026 band automatically so you see the real amount due, not a rough estimate.
SDLT applies to property purchases in England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT) — both use different bands and rates, so this calculator isn't accurate for those nations.
2026 Stamp Duty Bands
| Portion of Price | Standard Rate | Additional Property Rate |
|---|---|---|
| Up to £125,000 | 0% | 3% |
| £125,001 – £250,000 | 2% | 5% |
| £250,001 – £925,000 | 5% | 8% |
| £925,001 – £1,500,000 | 10% | 13% |
| Above £1,500,000 | 12% | 15% |
The additional property surcharge (+3%) applies to second homes and buy-to-let purchases on top of the standard band rates.
First-Time Buyer Relief
First-time buyers pay 0% SDLT on the first £300,000 of a property's price, then 5% on the portion between £300,000 and £500,000. If the property costs more than £500,000, no relief applies and standard rates are charged on the full price instead.
Property Price
£250,000
£0 due
Fully covered by relief
Property Price
£400,000
£5,000 due
5% on the £100k above £300k
Property Price
£550,000
£17,500 due
No relief — standard rates apply
Buy-to-Let and Second Homes: The 3% Surcharge
If you already own a property anywhere in the world and are buying another (a second home, holiday home, or buy-to-let investment), you pay an extra 3% surcharge on top of the standard band rates for the entire purchase price. This applies even if the new purchase will become your main residence, unless you sell your existing home within 36 months and reclaim the surcharge from HMRC.
⚠️ Important Disclaimer
This calculator applies standard England & Northern Ireland SDLT bands and is for illustrative purposes only. It does not account for shared ownership, multiple dwellings relief, or non-resident surcharges. Always confirm your exact liability with a conveyancing solicitor or HMRC before exchanging contracts. Rates verified against publicly available HMRC guidance as of July 2026.
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Frequently Asked Questions
What is stamp duty?
Stamp Duty Land Tax (SDLT) is a tax on property purchases in England and Northern Ireland. Scotland and Wales have their own taxes (LBTT and LTT).
What are the 2026 rates?
Standard rates: 0% up to £125k, 2% £125k-£250k, 5% £250k-£925k, 10% £925k-£1.5M, 12% above £1.5M.
What about first-time buyers?
First-time buyers pay 0% on properties up to £300k, then 5% on the portion between £300k-£500k. No relief above £500k.
What is the additional property surcharge?
Buyers of additional properties (second homes, buy-to-let) pay an extra 3% surcharge on top of standard rates.
How do I calculate stamp duty myself?
Work out which price bands your property falls into, apply each band's rate to the portion of the price within it, then add the amounts together. Add 3% on top if it's an additional property. Or just use the calculator above — it does this automatically.
Key Terms Explained
Plain-English definitions of the financial terms used in this calculator.
- LTV (Loan-to-Value)
- Your mortgage as a percentage of the property value. A £180,000 mortgage on a £200,000 home is 90% LTV. Lower LTV bands (below 90%, 80%, 75%) typically unlock cheaper interest rates.
- Deposit
- The upfront cash you put towards a property purchase. A bigger deposit lowers your LTV, which usually means better mortgage rates and lower monthly repayments.
- Stamp Duty (SDLT)
- A tax paid when buying property in England and Northern Ireland, charged in bands on the portion of the price above each threshold. First-time buyers get relief; second homes pay a surcharge.
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Not Financial Advice: This calculator is for informational and educational purposes only. Results are estimates and do not constitute financial advice, recommendations, or regulated advice. We are not authorised or regulated by the Financial Conduct Authority (FCA). Always consult a qualified financial adviser for personalised advice. Tax treatment depends on your individual circumstances and may change. Tax laws and rates may change. Past performance does not guarantee future results.
