Stamp Duty Calculator 2026 — SDLT Calculator for UK Property
Free stamp duty calculator (SDLT calculator) for England & Northern Ireland, updated for 2026. Work out your Stamp Duty Land Tax in seconds, including first-time buyer relief and the second-home surcharge.
Last updated: 20 June 2026
Stamp Duty Calculator 2026 (SDLT Calculator)
Calculate Stamp Duty Land Tax (SDLT) on property purchases in England and Northern Ireland using the latest 2026 rates
| Property Price | Standard Rate | First-Time Buyer | Second Home / BTL |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% | 7% |
| £250,001 – £300,000 | 5% | 0% | 10% |
| £300,001 – £500,000 | 5% | 5% | 10% |
| £500,001 – £925,000 | 5% | No relief (standard rates) | 10% |
| £925,001 – £1,500,000 | 10% | 10% | 15% |
| Over £1,500,000 | 12% | 12% | 17% |
Source: GOV.UK Stamp Duty Land Tax Rates — effective April 2025
About This Stamp Duty Calculator
This stamp duty calculator covers England and Northern Ireland (SDLT), Scotland (LBTT), and Wales (LTT) using the rates effective from 1 April 2025. It applies first-time buyer relief and the 5% additional property surcharge automatically. All rates are sourced from GOV.UK.
How Stamp Duty Is Calculated
Stamp Duty Land Tax (SDLT) works like income tax: you pay each rate only on the portion of the price within that band, not on the whole price. The nil-rate band for home movers is £125,000 (from 1 April 2025, when the temporary £250,000 threshold ended). First-time buyers pay nothing on the first £300,000 on properties up to £500,000.
Worked Example: £350,000 Home Mover (England)
- £0 on the first £125,000 (0%)
- £2,500 on £125,001–£250,000 (2% × £125,000)
- £5,000 on £250,001–£350,000 (5% × £100,000)
- Total SDLT: £7,500 (2.1% effective rate)
A first-time buyer would pay £2,500 (5% on £300,001–£350,000 only). An additional-property buyer would pay £25,000 (5% surcharge adds £17,500).
Key Ways to Reduce Your Stamp Duty
- First-time buyer relief: Saves up to £5,000 on properties up to £500,000 (you must never have owned property anywhere in the world).
- Negotiate fixtures separately: Items like carpets, curtains and fitted appliances can be excluded from the purchase price if valued separately, reducing the price on which SDLT is calculated.
- Claim the 3-year surcharge refund: If you paid the 5% additional property surcharge but sell your previous main home within 36 months, you can claim a full refund of the surcharge from HMRC.
- Main home replacement: The surcharge does not apply if you are replacing your only or main residence, even if there is a brief overlap in ownership during the buying and selling process.
Scotland and Wales: Different Systems
Scotland charges Land and Buildings Transaction Tax (LBTT) instead of SDLT: nil-rate band £145,000, with rates of 2% up to £250,000, 5% to £325,000, 10% to £750,000 and 12% above. First-time buyers in Scotland get a higher nil-rate of £175,000. An Additional Dwelling Supplement of 6% applies to the full price of second properties. Wales charges Land Transaction Tax (LTT): nil-rate £225,000, then 6% to £400,000, 7.5% to £750,000, 10% to £1,500,000 and 12% above. Wales has no separate first-time buyer relief but has a lower higher-rates surcharge of 4%. Use the location dropdown above to calculate for any UK nation.
Frequently Asked Questions
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Important Disclaimer
This calculator provides estimates for guidance only. Stamp duty rules have many exceptions and reliefs. Always verify with GOV.UK or your solicitor. Source: GOV.UK SDLT rates (effective April 2025).
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