UK Stamp Duty Calculator Hub
Calculate Stamp Duty Land Tax (SDLT) on UK property purchases from £100,000 to £2,000,000. Each calculator provides a full SDLT breakdown including standard rates, first-time buyer relief, and the additional property surcharge for second homes and buy-to-let investments. All rates updated for 2025/26.
2025/26 SDLT Key Rates
- 0% Band: Up to £125,000 (£300,000 for first-time buyers)
- 2% Band: £125,001 - £250,000
- 5% Band: £250,001 - £925,000
- 10% Band: £925,001 - £1,500,000
- 12% Band: Over £1,500,000
- Additional Property Surcharge: +5% on entire price (second homes/buy-to-let)
Under £250,000 - Starter Properties
Properties in this range benefit from the lowest SDLT rates. First-time buyers purchasing under £300,000 pay no stamp duty at all. Standard buyers pay 0% on the first £125,000 and 2% on the portion up to £250,000.
Stamp Duty on £100,000
SDLT calculation for a £100,000 property. Below the threshold - zero stamp duty for all buyers.
No SDLTStamp Duty on £125,000
SDLT calculation for a £125,000 property. At the nil-rate threshold for standard buyers.
ThresholdStamp Duty on £150,000
SDLT calculation for a £150,000 property with standard and first-time buyer rates.
2% BandStamp Duty on £175,000
SDLT calculation for a £175,000 property. Common first home purchase price.
2% BandStamp Duty on £200,000
SDLT calculation for a £200,000 property. Popular price point across the UK.
2% BandStamp Duty on £225,000
SDLT calculation for a £225,000 property with full band breakdown.
2% Band£250,000 - £500,000 - Mid-Range Properties
This is the most common price range for UK property purchases, especially in the South East. SDLT enters the 5% band above £250,000. First-time buyer relief applies up to £500,000, with 0% on the first £300,000 and 5% on the remainder.
Stamp Duty on £250,000
SDLT calculation at the boundary of the 2% and 5% bands. Key threshold property price.
Band BoundaryStamp Duty on £275,000
SDLT calculation for a £275,000 property entering the 5% rate band.
5% BandStamp Duty on £300,000
SDLT for £300,000. First-time buyer threshold - zero SDLT for eligible buyers.
FTB ThresholdStamp Duty on £325,000
SDLT calculation for a £325,000 property with first-time buyer and standard rates.
5% BandStamp Duty on £350,000
SDLT calculation for a £350,000 property. Average UK house price range.
5% BandStamp Duty on £375,000
SDLT calculation for a £375,000 property with full breakdown and surcharge.
5% BandStamp Duty on £400,000
SDLT calculation for a £400,000 property. Compare standard vs first-time buyer rates.
5% BandStamp Duty on £425,000
SDLT calculation for a £425,000 property with all applicable rate scenarios.
5% BandStamp Duty on £450,000
SDLT calculation for a £450,000 property. Approaching first-time buyer relief cap.
5% BandStamp Duty on £475,000
SDLT calculation for a £475,000 property. Near the FTB relief upper limit.
5% BandStamp Duty on £500,000
SDLT for £500,000. Maximum price for first-time buyer relief eligibility.
FTB CapUnderstanding SDLT Rate Bands 2025/26
Stamp Duty Land Tax is calculated on a progressive basis, similar to income tax. You only pay the higher rate on the portion of the price within each band:
| Price Band | Standard Rate | Additional Property Rate |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 - £250,000 | 2% | 7% |
| £250,001 - £925,000 | 5% | 10% |
| £925,001 - £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
First-time buyers: Pay 0% on the first £300,000 and 5% on £300,001 to £500,000. Properties over £500,000 do not qualify for this relief.
£500,000 - £1,000,000 - Higher Value Properties
Properties in this range fall within the 5% SDLT band (up to £925,000) and begin entering the 10% band. First-time buyer relief does not apply above £500,000. The additional property surcharge adds significantly to the total cost at these values.
Stamp Duty on £550,000
SDLT calculation for a £550,000 property. Standard rates apply; no FTB relief.
5% BandStamp Duty on £600,000
SDLT calculation for a £600,000 property with standard and surcharge rates.
5% BandStamp Duty on £650,000
SDLT calculation for a £650,000 property. Full breakdown with effective rate.
5% BandStamp Duty on £700,000
SDLT calculation for a £700,000 property with band-by-band analysis.
5% BandStamp Duty on £750,000
SDLT calculation for a £750,000 property. Three-quarter million valuation.
5% BandStamp Duty on £800,000
SDLT calculation for a £800,000 property. Approaching the 10% threshold.
5% BandStamp Duty on £850,000
SDLT calculation for a £850,000 property with detailed cost breakdown.
5% BandStamp Duty on £900,000
SDLT calculation for a £900,000 property. Just below the 10% band threshold.
5% BandStamp Duty on £950,000
SDLT calculation for a £950,000 property. Crosses into the 10% rate band.
10% BandStamp Duty on £1,000,000
SDLT calculation for a £1 million property. Significant tax liability at this level.
10% BandOver £1,000,000 - Premium Properties
Premium properties attract the highest SDLT rates. Above £925,000, the 10% band applies, and above £1,500,000, the top rate of 12% kicks in. With the additional property surcharge, buyers of second homes at these prices can face total SDLT rates of up to 17% on the portion above £1.5 million.
Stamp Duty on £1,050,000
SDLT calculation for a £1.05M property with 10% band breakdown.
10% BandStamp Duty on £1,100,000
SDLT calculation for a £1.1M property. Detailed multi-band analysis.
10% BandStamp Duty on £1,150,000
SDLT calculation for a £1.15M property with all rate scenarios.
10% BandStamp Duty on £1,200,000
SDLT calculation for a £1.2M property with standard and surcharge comparison.
10% BandStamp Duty on £1,250,000
SDLT calculation for a £1.25M property. Quarter of the way to the top band.
10% BandStamp Duty on £1,300,000
SDLT calculation for a £1.3M property with effective tax rate analysis.
10% BandStamp Duty on £1,350,000
SDLT calculation for a £1.35M property approaching the 12% threshold.
10% BandStamp Duty on £1,400,000
SDLT calculation for a £1.4M property. Near the top rate band boundary.
10% BandStamp Duty on £1,450,000
SDLT calculation for a £1.45M property just below the 12% threshold.
10% BandStamp Duty on £1,500,000
SDLT for £1.5M. At the boundary where the 12% top rate begins.
Band BoundaryStamp Duty on £1,550,000
SDLT calculation for a £1.55M property. Now in the 12% top rate band.
12% BandStamp Duty on £1,600,000
SDLT calculation for a £1.6M property with top rate applied.
12% BandStamp Duty on £1,650,000
SDLT calculation for a £1.65M property at the highest rate bands.
12% BandStamp Duty on £1,700,000
SDLT calculation for a £1.7M property with full five-band breakdown.
12% BandStamp Duty on £1,750,000
SDLT calculation for a £1.75M property at premium tax levels.
12% BandStamp Duty on £1,800,000
SDLT calculation for a £1.8M property. Substantial stamp duty liability.
12% BandStamp Duty on £1,850,000
SDLT calculation for a £1.85M property with detailed cost analysis.
12% BandStamp Duty on £1,900,000
SDLT calculation for a £1.9M property approaching the £2M mark.
12% BandStamp Duty on £1,950,000
SDLT calculation for a £1.95M property. Near our highest calculated value.
12% BandStamp Duty on £2,000,000
SDLT for a £2 million property. Maximum value in our calculator range.
12% BandFirst-Time Buyer SDLT Relief 2025/26
First-time buyers benefit from significant stamp duty savings. The relief was adjusted from April 2025 when the temporary thresholds ended:
| Property Price | Standard SDLT | First-Time Buyer SDLT | Saving |
|---|---|---|---|
| £200,000 | £1,500 | £0 | £1,500 |
| £300,000 | £5,000 | £0 | £5,000 |
| £400,000 | £10,000 | £5,000 | £5,000 |
| £500,000 | £15,000 | £10,000 | £5,000 |
| £600,000+ | Standard rates | Standard rates | No relief |
To qualify: You must be a first-time buyer purchasing your only or main residence. Neither you nor anyone you are buying with can have owned property anywhere in the world before.
Stamp Duty FAQs
What is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax is a tax paid when you purchase property or land in England and Northern Ireland above a certain threshold. From April 2025, SDLT applies to residential properties costing more than £125,000 (or £300,000 for first-time buyers). Scotland has its own Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT).
What are the current SDLT rates for 2025/26?
For 2025/26, the standard SDLT rates are: 0% on the first £125,000, 2% on £125,001-£250,000, 5% on £250,001-£925,000, 10% on £925,001-£1,500,000, and 12% on amounts over £1,500,000. An additional 5% surcharge applies to second homes and buy-to-let properties on top of these rates.
Do first-time buyers get stamp duty relief?
Yes. First-time buyers pay no SDLT on properties up to £300,000. For properties between £300,001 and £500,000, first-time buyers pay 5% only on the portion above £300,000. Properties over £500,000 do not qualify for first-time buyer relief and standard rates apply instead.
How much is the additional property surcharge?
If you already own a property, buying an additional residential property incurs a 5% surcharge on top of standard SDLT rates. This was increased from 3% to 5% in October 2024. The surcharge applies to buy-to-let properties, second homes, holiday homes, and any additional residential property purchase.
When do I have to pay stamp duty?
SDLT must be paid within 14 days of completion of the property purchase. Your solicitor or conveyancer usually handles the payment and submits the SDLT return to HMRC on your behalf. Late payment may result in penalties and interest charges from HMRC.
Can I add stamp duty to my mortgage?
SDLT cannot be directly added to your mortgage. However, some lenders may allow you to borrow additional funds to cover stamp duty costs, subject to affordability checks and loan-to-value limits. This would increase your overall mortgage amount and monthly repayments. It is generally more cost-effective to pay SDLT from savings where possible.
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