stampdutycalc.uk

Stamp Duty Calculator

Work out how much Stamp Duty Land Tax (SDLT) you'll pay on a property in England or Northern Ireland. Enter your price, tick what applies to you, and see the full breakdown.

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.

How stamp duty works in England and Northern Ireland

Stamp Duty Land Tax — usually just called stamp duty — is a tax you pay when you buy property or land in England and Northern Ireland. It's charged on the purchase price on a sliding scale: you pay nothing on the first portion, then increasing percentages on each slice above that. The tax is due within 14 days of completion, and your solicitor normally files the return and pays HMRC on your behalf.

The current rates have been in place since the 2022 mini-budget changes were reversed, and were confirmed in the 2024 Autumn Statement. 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.

Worked example: £295,000 purchase

Say you're buying a three-bed terrace for £295,000 and it's your only property. The calculation works 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's 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.

First-time buyer relief

If you've never owned a residential property before (anywhere in the world), you can claim first-time buyer relief on purchases up to £500,000. 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 in Manchester, that works out to £10,000 — a saving of £15,000 compared to standard rates.

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's a cliff edge worth knowing about if you're stretching your budget.

Additional property and non-resident surcharges

Buying a second home, buy-to-let, or holiday property triggers an additional 5% on top of the standard rates for each band. This applies from the first pound — there's no nil-rate band for additional properties. If you're replacing your main home but haven't sold the old one yet, you'll 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 weren't in the UK for at least 183 days in the 12 months before purchase. This stacks with the additional property charge, so a non-resident buying a second home could pay 7% above the standard band rates.

Scotland and Wales use different taxes

SDLT doesn't apply in Scotland or Wales. Scotland has Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT). Both have different bands, thresholds, and rules. If you're buying in Edinburgh or Cardiff, use our dedicated calculators instead.

For a deeper explanation of how the bands work, read our guide on how stamp duty is calculated in the UK.

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.