UK Stamp Duty
calculator.
Work out the Stamp Duty Land Tax (SDLT) due on any residential property purchase in England or Northern Ireland: main home, additional property or first time buyer. Current 2026 thresholds.
Stamp Duty owed
£11,000
Effective rate: 2.62% of price
How the tiers work.
| Property price band | Main residence | Additional property | First time buyer (≤£500k) |
|---|---|---|---|
| Up to £125,000 | 0% | 5% | 0% |
| £125,001 to £250,000 | 2% | 7% | 0% up to £300k |
| £250,001 to £300,000 | 5% | 10% | 0% up to £300k |
| £300,001 to £500,000 | 5% | 10% | 5% above £300k |
| £500,001 to £925,000 | 5% | 10% | (not eligible) |
| £925,001 to £1.5m | 10% | 15% | n/a |
| Over £1.5m | 12% | 17% | n/a |
Stamp Duty, answered.
How does UK Stamp Duty work in 2026?
Stamp Duty Land Tax (SDLT) is paid by the buyer on completion of a residential property purchase in England and Northern Ireland. It's tiered, so you pay different rates on different portions of the price. From 1 April 2025 the nil rate threshold for main residences reverted to £125,000, with 2% on the next £125,000 (up to £250,000), 5% to £925,000, 10% to £1.5m, and 12% above £1.5m. First time buyers have a higher nil rate band of £300,000 on properties up to £500,000.
What's the Stamp Duty surcharge on second homes?
Additional residential properties (second homes, buy to lets) carry a 5% surcharge on top of the standard rates, applied at all bands. So a £300,000 second home pays 5% on the first £125,000, 7% on the next £125,000, and 10% on the final £50,000.
Do first time buyers pay Stamp Duty?
First time buyers pay no Stamp Duty on the first £300,000 of a property up to £500,000, and 5% on the portion between £300,000 and £500,000. For properties above £500,000, first time buyer relief doesn't apply and you pay the standard rates from £125,000 upwards.
When do I pay Stamp Duty?
Your solicitor files the SDLT return and pays the tax to HMRC within 14 days of completion. The funds usually come out of your completion balance, so you transfer enough to your solicitor before completion to cover purchase price + SDLT + their fees.
Are there any Stamp Duty exemptions?
Yes, in limited cases: properties under £40,000, certain transfers in divorce or separation, transfers between spouses, and properties left in wills. The Multiple Dwellings Relief (for portfolios) was abolished from 1 June 2024. Always check with a solicitor; exemptions are narrowly defined.
Is this calculator accurate?
It uses the current 2026 SDLT thresholds for England and Northern Ireland. Scotland and Wales use different systems (LBTT in Scotland, LTT in Wales) and aren't covered. For any actual purchase, your solicitor will calculate the final SDLT; they have visibility of any reliefs you might qualify for. Treat this calculator as an early stage estimate, not legal advice.
This calculator is for England and Northern Ireland only. Scotland uses Land and Buildings Transaction Tax (LBTT); Wales uses Land Transaction Tax (LTT). For an actual purchase, your conveyancer will calculate the final figure and apply any reliefs you qualify for. This is general information, not tax advice.
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