stampdutycalc.uk

Free UK calculator · 2026 & 2027 rates · England, Scotland & Wales

Stamp Duty Calculator UK

Use our free stamp duty calculator to calculate Stamp Duty Land Tax (SDLT) on any property in England, Northern Ireland, Scotland or Wales. Enter your purchase price, select your situation, and see a full band-by-band breakdown in seconds.

Rates verified June 2026Source: gov.uk
£

Enter the total purchase price of the property

Your circumstances

Total tax due

£4,750

Effective rate

1.6%

Breakdown by band

BandAmountRateTax
Up to £125,000£125,0000%£0
£125,001 – £250,000£125,0002%£2,500
£250,001 – £925,000£45,0005%£2,250
Total£4,750

Correct as of June 2026 — rates can change. Always confirm on gov.uk.

Current SDLT rates 2026

Standard residential rates (single property)

These rates apply when the property you're buying will be your only residential property.

BandRate
Up to £125,0000%
£125,001 – £250,0002%
£250,001 – £925,0005%
£925,001 – £1,500,00010%
Above £1,500,00012%

Example: A £295,000 purchase = £0 + £2,500 + £2,250 = £4,750 total.

First-time buyer relief

If you and anyone you're buying with are first-time buyers and the price is £500,000 or less:

  • 0% on the first £300,000
  • 5% on the portion from £300,001 to £500,000

If the price exceeds £500,000, no relief applies — standard rates apply to the full amount.

Example: FTB at £500,000 = 0% on £300,000 + 5% on £200,000 = £10,000 total.

Additional property surcharge (+5%)

If buying this property means you'll own more than one residential property, an extra 5 percentage points is added to each band rate above.

This surcharge does not apply if you're replacing your main residence and sold your previous home within 36 months of completion.

Non-UK resident surcharge (+2%)

If you were not present in the UK for at least 183 days in the 12 months before purchase, a 2% surcharge applies on top of all other SDLT rates.

This stacks with the additional property surcharge if both apply to your purchase.

Stamp duty at common prices

Already know your budget? These pages show the full band breakdown at a fixed price, including first-time buyer and second-home figures.

£150,000£500 SDLT£200,000£1,500 SDLT£250,000£2,500 SDLT£300,000£5,000 SDLT£350,000£7,500 SDLT£400,000£10,000 SDLT£450,000£12,500 SDLT£500,000£15,000 SDLT£600,000£20,000 SDLT£750,000£27,500 SDLT£1,000,000£43,750 SDLT

See every price point from £40,000 to £3 million →

Calculators by situation

Buying a first home, a buy-to-let, or property from abroad? These pages pre-select the options that apply and include worked examples.

First-time buyerRelief up to £500,000Buy-to-let & second home+5% surcharge on every bandNon-UK resident+2% surcharge

Read all property tax guides →

Free UK stamp duty calculator for every situation

Whether you are buying your first flat in Leeds, a buy-to-let in Bristol, or a holiday cottage in Snowdonia, this stamp duty calculator gives you an instant, accurate estimate of what you will owe. It is built for the whole United Kingdom: use it as an England stamp duty calculator, a Scotland stamp duty calculator, or a Wales stamp duty calculator — each nation has its own tax with different bands and reliefs, and we cover all three.

The tool on this page focuses on Stamp Duty Land Tax (SDLT) in England and Northern Ireland. If you need a Scottish stamp duty calculator or a Welsh stamp duty calculator, follow the links to our dedicated LBTT calculator for Scotland and LTT calculator for Wales. Every calculator uses the latest published rates and shows exactly how each band contributes to your total bill.

How to calculate stamp duty with this tool

To calculate stamp duty, enter your purchase price and tick the boxes that apply to your purchase. The calculator works like an HMRC stamp duty calculator in that it applies the same progressive band structure that HM Revenue and Customs uses for SDLT returns — but it runs entirely in your browser, requires no sign-up, and updates instantly as you change the figures.

You will see a line-by-line breakdown: how much falls in each tax band, the rate applied, and the amount due in that slice. The total at the bottom is what you would typically pay on completion, before any solicitor fees or disbursements. Your conveyancer still files the official return, but having the numbers upfront helps you budget and compare properties.

Stamp duty calculator 2026 and 2027 rates

Searching for a stamp duty calculator 2026 or stamp duty calculator 2027? The SDLT bands for England and Northern Ireland have been stable since the 2022 mini-budget reversal, and were confirmed again in the 2024 Autumn Statement. Unless the government announces changes in a future Budget, the same thresholds apply through 2026 and into 2027. Our rates are checked against the official HMRC guidance and updated whenever legislation changes.

For a standard purchase where the property will be your only home, you pay 0% on the first £125,000, 2% on the next £125,000 (up to £250,000), 5% on the portion up to £925,000, 10% up to £1.5 million, and 12% above that. These are the figures behind every stamp duty land tax calculator result on this site.

Worked example: £295,000 purchase in England

Say you are buying a three-bed terrace for £295,000 and it will be your only property. A stamp duty calculator England result would look like this:

  • 0% on the first £125,000 = £0
  • 2% on the next £125,000 (£125,001 to £250,000) = £2,500
  • 5% on the remaining £45,000 (£250,001 to £295,000) = £2,250
  • Total SDLT: £4,750

That is an effective rate of about 1.6% — much less than the headline 5% band might suggest, because most of the price falls in lower bands. The same logic applies whether you use a stamp duty calculator London or anywhere else in England: SDLT does not vary by city, only by nation and purchase type.

First-time buyer stamp duty calculator

If you have never owned a residential property before — anywhere in the world — you may qualify for first-time buyer relief on purchases up to £500,000. Our first-time buyer stamp duty calculator pre-selects this relief so you can see the saving immediately. You pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000.

On a £500,000 flat, that works out to £10,000 — a saving of £15,000 compared to standard rates. But the relief disappears entirely if the price exceeds £500,000. A first-time buyer paying £550,000 gets no relief at all and pays standard rates on the full amount. It is a cliff edge worth modelling before you stretch your budget.

Buy-to-let, second home and commercial stamp duty calculator

Buying an additional property — whether a buy-to-let, a holiday home, or a commercial investment — triggers a 5% surcharge on top of the standard rates for each band. This applies from the first pound: there is no nil-rate band for additional dwellings. Use our buy-to-let stamp duty calculator or second home stamp duty calculator page to see figures with the surcharge already applied.

A commercial stamp duty calculator works on the same SDLT framework but uses the non-residential rate bands, which have different thresholds. If you are purchasing a shop, office, or mixed-use building, select the non-residential option in the calculator above. Commercial rates are generally lower on smaller purchases but can climb quickly on high-value transactions.

If you are replacing your main home but have not sold the old one yet, you will pay the surcharge initially but can claim a refund if you sell within 36 months. Non-UK residents face a further 2% surcharge if they were not in the UK for at least 183 days in the 12 months before purchase — our non-resident calculator stacks both charges where they apply.

Scotland stamp duty calculator (LBTT)

Scotland does not charge SDLT. Instead, buyers pay Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland. If you searched for a stamp duty calculator Scotland, a scottish stamp duty calculator, or scotland stamp duty calculator, head to our LBTT calculator. It covers standard residential purchases, first-time buyer relief, and the 8% Additional Dwelling Supplement for second homes and buy-to-lets.

LBTT bands and thresholds differ from England. A property that costs the same in Edinburgh and Manchester can produce quite different tax bills. Always use the calculator matched to the country where you are buying.

Wales stamp duty calculator (LTT)

Wales replaced SDLT with Land Transaction Tax (LTT) in 2018. Our welsh stamp duty calculator — also searchable as a wales stamp duty calculator or stamp duty calculator wales — applies the current Welsh Revenue Authority rates. Wales has its own nil-rate threshold, band structure, and higher-rate rules for additional properties.

Whether you are buying in Cardiff, Swansea, or rural Powys, the LTT calculator gives you the same detailed breakdown you get for SDLT on this page.

Why use our stamp duty calculator UK?

Many people land here after searching uk stamp duty calculator, stamp.duty calculator, or calculate stamp duty before making an offer. This site exists to answer that question quickly and accurately. Every result is generated from the published legislation — the same sources behind the official HMRC stamp duty calculator and Revenue Scotland / Welsh Revenue Authority tools — but presented in plain English with a clear band table you can screenshot for your records.

You can also browse pre-calculated figures at common price points on our stamp duty by price hub, or read in-depth guides on topics like the £500,000 first-time buyer cliff edge and how stamp duty is calculated in the UK. However you arrive — whether you typed stamp duty calculator hmrc, england stamp duty calculator, or simply stamp duty calculator — the goal is the same: a reliable number you can trust before you exchange contracts.

Frequently asked questions

Do I pay stamp duty if I'm a first-time buyer?

If you're a first-time buyer and the property costs £500,000 or less, you pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the price exceeds £500,000, first-time buyer relief doesn't apply and you'll pay standard rates on the full amount.

What counts as an additional property?

An additional property is any residential property you'll own alongside your main home after completion — including buy-to-lets, holiday homes, and properties bought before you've sold your current home. You'll usually pay an extra 5% on top of the standard SDLT rates, unless you're replacing your main residence and sold your previous home within 36 months.

Do I pay more if I'm not a UK resident?

Yes. If you weren't present in the UK for at least 183 days in the 12 months before your purchase, a 2% non-UK resident surcharge applies on top of any other SDLT you owe. This stacks with the additional property surcharge if both apply.

When do I need to pay stamp duty?

You must file an SDLT return and pay the tax within 14 days of completion. Your solicitor or conveyancer usually handles this as part of the purchase process. Late payment can result in penalties and interest from HMRC.

Does stamp duty apply in Scotland and Wales?

No. SDLT only applies in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland. Wales uses Land Transaction Tax (LTT), administered by the Welsh Revenue Authority. Both have different rates and thresholds.

Can I get a refund on the additional property surcharge?

If you paid the 5% additional property surcharge because you hadn't yet sold your previous main home, you can claim a refund if you sell that home within 36 months of buying the new one. You must claim within 12 months of selling, or within a year of the filing deadline for the SDLT return — whichever is later.