Stamp Duty Calculator
Calculate UK Stamp Duty Land Tax (SDLT) for 2026/27 with first-time buyer relief and additional property surcharge rates.
For informational purposes only. Not financial advice. Calculations are estimates and may not reflect your exact situation. Consult a qualified financial adviser for personalised guidance.
About Stamp Duty Calculator
Enter the property purchase price and select your buyer type (standard, first-time buyer, or additional property) to see a full Stamp Duty Land Tax (SDLT) breakdown by band. The calculator uses 2026/27 rates for England and Northern Ireland, effective from 1 April 2025.
2026/27 SDLT Rate Bands
| Property Price Band | Standard Rate | First-Time Buyer | Additional Property (+5%) |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 - £250,000 | 2% | 0% (up to £300K) | 7% |
| £250,001 - £300,000 | 5% | 0% (up to £300K) | 10% |
| £300,001 - £500,000 | 5% | 5% | 10% |
| £500,001 - £925,000 | 5% | Standard rates | 10% |
| £925,001 - £1,500,000 | 10% | Standard rates | 15% |
| Above £1,500,000 | 12% | Standard rates | 17% |
SDLT is a progressive tax, like income tax. You only pay the higher rate on the portion of the price within each band, not on the whole price.
How SDLT Is Calculated
Worked example (standard buyer, £350,000 property):
| Band | Taxable Amount | Rate | Tax |
|---|---|---|---|
| £0 - £125,000 | £125,000 | 0% | £0 |
| £125,001 - £250,000 | £125,000 | 2% | £2,500 |
| £250,001 - £350,000 | £100,000 | 5% | £5,000 |
| Total SDLT | £7,500 | ||
Effective rate: £7,500 / £350,000 = 2.14%. Many people overestimate SDLT because they assume the top band rate applies to the whole price.
First-Time Buyer Relief
First-time buyers pay no SDLT on the first £300,000, and 5% on the portion between £300,001 and £500,000. The relief is only available if the property costs £500,000 or less. If it costs £500,001, you lose the relief entirely and pay standard rates on the whole price.
Example (first-time buyer, £450,000):
- £0 - £300,000: 0% = £0
- £300,001 - £450,000: 5% = £7,500
- Total: £7,500 (vs £11,250 at standard rates, saving £3,750)
To qualify, neither buyer can have previously owned a property anywhere in the world. If buying jointly, both must be first-time buyers.
Additional Property Surcharge
From 1 April 2025, the surcharge for additional properties is 5% (increased from 3%). This applies to:
- Second homes and holiday homes
- Buy-to-let investment properties
- Properties bought through companies
- Any purchase where you already own another residential property (worldwide)
Example (additional property, £300,000):
| Band | Standard Rate + 5% | Tax |
|---|---|---|
| £0 - £125,000 | 5% | £6,250 |
| £125,001 - £250,000 | 7% | £8,750 |
| £250,001 - £300,000 | 10% | £5,000 |
| Total SDLT | £20,000 | |
A standard buyer would pay £5,000 on the same property. The surcharge adds £15,000.
SDLT Quick Reference
| Property Price | Standard SDLT | First-Time Buyer | Additional Property |
|---|---|---|---|
| £200,000 | £1,500 | £0 | £11,500 |
| £300,000 | £5,000 | £0 | £20,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £750,000 | £27,500 | Standard rates | £65,000 |
| £1,000,000 | £41,250 | Standard rates | £91,250 |
Scotland and Wales
SDLT only applies in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT) with different bands. Wales uses Land Transaction Tax (LTT). Both have their own rates and thresholds.
When budgeting for a purchase, remember SDLT is just one cost. The mortgage calculator shows your monthly repayments, and the mortgage affordability calculator helps determine your budget based on income.
Rates shown are from HMRC guidance. All calculations run in your browser. No data is sent to any server.
Frequently Asked Questions
What is Stamp Duty Land Tax (SDLT)?
SDLT is a tax you pay when buying residential property or land in England and Northern Ireland above a certain price. The tax is calculated on a sliding scale across several bands, so you only pay the higher rate on the portion of the price within each band.
How does first-time buyer relief work?
First-time buyers pay no SDLT on the first £300,000 of a property priced up to £500,000. They pay 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, standard rates apply to the entire purchase price.
What is the additional property surcharge?
If you are buying an additional residential property such as a buy-to-let or second home, you pay a 5% surcharge on top of the standard SDLT rates. This applies to properties costing more than £40,000 from 1 April 2025.
Does Scotland use the same stamp duty rates?
No. Scotland has its own property tax called Land and Buildings Transaction Tax (LBTT) with different bands and rates. Wales uses Land Transaction Tax (LTT). This calculator covers England and Northern Ireland only.
When did the current SDLT rates take effect?
The current rates took effect on 1 April 2025 when the previous temporary thresholds ended. The nil-rate band returned to £125,000 for standard buyers and £300,000 for first-time buyers, with the first-time buyer cap at £500,000.
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