UK Stamp Duty Calculator 2026
Calculate Stamp Duty Land Tax (SDLT) on a residential purchase in England or Northern Ireland. Enter the price and buyer type to see the band-by-band tax, including first-time buyer relief or the additional-property surcharge.
Enter the property purchase price in pounds.
England & Northern Ireland only. Scotland (LBTT) and Wales (LTT) use different rates and bands, and non-UK residents may pay an additional 2% surcharge not shown here.
| Band | Rate | Amount in band | Tax |
|---|---|---|---|
| £0.00 – £125,000.00 | 0% | £125,000.00 | £0.00 |
| £125,000.00 – £250,000.00 | 2% | £125,000.00 | £2,500.00 |
| £250,000.00 – £350,000.00 | 5% | £100,000.00 | £5,000.00 |
| Total | £7,500.00 | ||
How it works
This calculator covers England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax (LBTT) via Revenue Scotland, and Wales charges Land Transaction Tax (LTT) via the Welsh Revenue Authority — both use different bands and rates from SDLT. Purchases by non-UK residents can also attract an extra 2% surcharge on top of the rates shown here, which this calculator does not apply.
Stamp Duty Land Tax (SDLT) is charged on residential property purchases in England and Northern Ireland. It is calculated in bands, so only the portion of the price that falls into each band is taxed at that band's rate — not the whole purchase price at the top rate.
For someone moving home, the first £125,000 attracts no SDLT. The slice from £125,001 to £250,000 is taxed at 2%, then 5% up to £925,000, 10% up to £1.5 million, and 12% on anything above.
First-time buyer relief gives you 0% on the first £300,000 and 5% on the portion between £300,001 and £500,000. Above a £500,000 purchase price the relief is withdrawn entirely and you pay standard SDLT on the full price.
Additional properties — second homes and buy-to-lets — attract a 5% surcharge on top of the standard rate for every band, applied across the whole price. That surcharge is why an investment purchase can look dramatically more expensive than the same property bought as a main residence.
SDLT must be paid within 14 days of completion; your solicitor usually files the return and settles the tax from completion monies.
Worked example
Moving home at £350,000: £0 on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the remaining £100,000 (£5,000). Total SDLT = £7,500 — an effective rate of about 2.1%.
First-time buyer at £350,000: 0% on the first £300,000, then 5% on the remaining £50,000 = £2,500 total, much less than the £7,500 a home-mover would pay on the same price.
Buy-to-let at £350,000: the standard bands apply plus a flat 5% surcharge across the whole price. That's £7,500 standard SDLT plus £17,500 surcharge (5% × £350,000) = £25,000 total.
Limitations of this calculator
- Covers England and Northern Ireland SDLT only — not Scottish LBTT or Welsh LTT.
- Does not apply the non-UK-resident surcharge.
- Does not model multiple dwellings relief, shared ownership schemes or corporate-purchaser rates.
- Assumes a single, straightforward freehold residential purchase.
Frequently asked questions
Does this cover Scotland or Wales?
No — Scotland uses Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland, and Wales uses Land Transaction Tax (LTT), administered by the Welsh Revenue Authority. Both have different bands from SDLT. This calculator applies England & Northern Ireland Stamp Duty Land Tax only.
Who qualifies for first-time buyer relief?
You must never have owned a residential property anywhere in the world, and the purchase price must be £500,000 or less. Buying jointly? All buyers must be first-time buyers.
What counts as an 'additional property'?
A second home, buy-to-let or any residential purchase where you'll end up owning more than one property at the end of the transaction (with limited exceptions if you're replacing a main residence).
When is SDLT payable?
Within 14 days of completion. Your solicitor normally handles the SDLT return on your behalf and takes the money from completion funds.
Do non-UK residents pay more?
Often yes. Purchases by non-UK residents can attract an additional 2% surcharge on top of standard and additional-property rates. This calculator does not apply that surcharge, so check GOV.UK if it may affect you.
Related calculators
Official sources
Figures on this page follow official UK government guidance for the 2026/27 tax year. Rates last verified: 27 August 2026. See our data sources and calculation methodology.
Estimates for general guidance only — not personalised financial advice.