Stamp Duty Calculator 2026 (UK)
Enter the price and buyer type and get your Stamp Duty Land Tax instantly, with the 2026 bands in force since April 2025: standard rates, first-time buyer relief, the 5% additional-property surcharge and the 2% non-UK-resident surcharge. Also covers Scotland (LBTT) and Wales (LTT).
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Residential purchases, rates in force on 6 October 2026. Select your nation and buyer type.
Quick demo: how to use this tool
- Indicates property price in £.
- Check if you are a first-time buyer.
- Calculate SDLT payable.
How stamp duty works in 2026
Stamp Duty Land Tax (SDLT) is paid when you buy a home in England or Northern Ireland. It is charged in slices: each portion of the price is taxed at its own rate, so a £300,000 home pays nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £50,000, a total of £5,000. The current thresholds have applied since 1 April 2025, when the temporary nil-rate band of £250,000 ended; the Autumn Budget 2025 and the Spring Statement 2026 left the rates unchanged.
SDLT standard rates (England & Northern Ireland)
| Portion of price | Standard rate | Additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
First-time buyer relief
If every buyer is a first-time buyer and the price is £500,000 or less, you pay 0% on the first £300,000 and 5% on the portion between £300,000 and £500,000. Above £500,000 the relief disappears entirely and standard rates apply to the whole price, which is why a £550,000 purchase costs £17,500 but a £500,000 one costs £10,000.
Surcharges
Buying an additional dwelling (a second home or a buy-to-let while you still own a home) adds 5 percentage points to every band. Buyers who are not UK resident pay a further 2% of the whole price. Companies buying residential property for more than £500,000 pay a flat 17% unless a relief applies.
Scotland (LBTT) and Wales (LTT)
Scotland charges Land and Buildings Transaction Tax: 0% to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000 and 12% above, with a first-time buyer nil-rate band of £175,000 and an Additional Dwelling Supplement of 8% of the full price. Wales charges Land Transaction Tax: 0% to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% above, with higher rates from 5% to 17% for additional properties and no first-time buyer relief.
Worked examples (England & NI)
| Purchase | Stamp duty |
|---|---|
| £200,000, first-time buyer | £0 |
| £300,000, moving home | £5,000 |
| £450,000, first-time buyer | £7,500 |
| £550,000, first-time buyer (relief lost) | £17,500 |
| £700,000, moving home | £25,000 |
| £700,000, non-UK resident | £39,000 |
| £400,000, second home | £30,000 |
| £1.2 million, moving home | £63,750 |
Common mistakes: applying the top rate to the whole price instead of the slice above each threshold, forgetting that the surcharge applies to every band (including the 0% one), assuming first-time buyer relief tapers rather than vanishes above £500,000, and using English rates for Scottish or Welsh homes. This calculator does not model shared ownership, linked transactions, mixed-use property or leasehold rent, so confirm unusual cases with your conveyancer.
How to use the stamp duty calculator
- Enter the purchase price of the property.
- Choose the nation (England & NI, Scotland or Wales) and your buyer type: standard, first-time buyer or additional property.
- Tick the non-resident box if it applies and press “Calculate Stamp Duty” to see the tax, the effective rate and the total cost.
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Frequently asked questions
How much is stamp duty in 2026?
In England and Northern Ireland: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. First-time buyers pay 0% up to £300,000 on homes costing £500,000 or less.
Do first-time buyers pay stamp duty?
Not on the first £300,000 if the home costs £500,000 or less; they pay 5% on the portion between £300,000 and £500,000. Above £500,000 standard rates apply to the full price.
How much is stamp duty on a second home?
Every band is 5 percentage points higher: 5%, 7%, 10%, 15% and 17%. A £400,000 second home costs £30,000 instead of £7,500.
When do I have to pay stamp duty?
Within 14 days of completion. Your solicitor or conveyancer normally files the return and pays HMRC on your behalf.
Is stamp duty the same in Scotland and Wales?
No. Scotland charges LBTT and Wales charges LTT, with their own bands and surcharges. Select the nation in the calculator to use the right rates.
Did stamp duty change in April 2025?
Yes. The nil-rate band fell from £250,000 to £125,000 and the first-time buyer thresholds from £425,000/£625,000 to £300,000/£500,000. No further changes were announced in the Autumn Budget 2025 or Spring Statement 2026.
Do non-UK residents pay more?
Yes, an extra 2% of the whole price on residential purchases in England and Northern Ireland, on top of any other surcharge.
Can I add stamp duty to my mortgage?
Stamp duty must be paid in cash within 14 days; lenders do not usually add it to the loan, so include it in your deposit planning.