UK Stamp Duty Calculator (2026)
Estimate Stamp Duty Land Tax (SDLT) in England and Northern Ireland for main residence, first-time buyer or additional property purchase.
United Kingdom Calculator
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Move the sliders or type exact numbers. Results update instantly.
Instant Estimate
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Estimated Stamp Duty
£10,000
Based on your selected stamp duty calculator assumptions. Try different sliders to compare scenarios.
Effective Rate
2.22%
England & NI Stamp Duty (SDLT) Thresholds:
• First-Time Buyers: 0% tax up to £425,000, 5% on £425,001–£625,000 (temporary relief until 31 March 2025, reverting to £300,000/£500,000 from 1 April 2025).
• Next Home Movers: 0% up to £250,000 (reverting to £125,000 from April 2025), 5% up to £925,000, 10% up to £1.5M, 12% above.
• Additional Property Surcharge: Extra 3% Stamp Duty surcharge applies to second homes and buy-to-let investments.
These calculations are financial projections and planning estimates, not tax, legal or licensed financial advice. HMRC 2025/2026 statutory rates, NI thresholds, and local council rates apply.
UK Stamp Duty (SDLT) Comparison Matrix
Compare Stamp Duty Land Tax across First-Time Buyers (£425k relief), Standard Home Movers, and Additional Property / Buy-to-Let buyers (including the 5% surcharge).
| Property Price | First-Time Buyer | Standard Mover | Second Home / BTL (5% Surcharge) |
|---|---|---|---|
| £200,000 | £0 (0%) | £0 (0%) | £10,000 |
| £300,000 | £0 (0%) | £2,500 (0.8%) | £17,500 |
| £400,000 | £0 (0%) | £7,500 (1.9%) | £27,500 |
| £500,000 | £3,750 (0.8%) | £12,500 (2.5%) | £37,500 |
| £600,000 | £8,750 (1.5%) | £17,500 (2.9%) | £47,500 |
| £750,000 | £25,000 (3.3%) | £25,000 (3.3%) | £62,500 |
| £1,000,000 | £41,250 (4.1%) | £41,250 (4.1%) | £91,250 |
First-Time Buyer SDLT Relief Rules
First-time buyers pay 0% Stamp Duty on properties up to £425,000, and 5% on the portion between £425,001 and £625,000. Crucially, if you buy a home for more than £625,000, you lose 100% of the relief and must pay standard rates on the full amount.
14-Day HMRC Payment Deadline
Stamp Duty must be submitted and paid to HMRC within 14 days of completion. Your conveyancer or solicitor typically handles this electronically, but you must have the cleared cash ready alongside your mortgage deposit.
How to Use the Stamp Duty Calculator
Enter property purchase price
Input the agreed sale price of the residential property.
Select buyer status
Choose whether you are a First-Time Buyer, Moving Home, or Purchasing an Additional/Buy-to-Let Property.
Calculate SDLT liability
Review the tiered Stamp Duty Land Tax liability due within 14 days of completion.
Formula & Calculation Methodology
Stamp Duty = Progressive tax on purchase price bandsThis calculator uses standard United Kingdom financial formulas, IRS thresholds, and amortization schedules. All results compute instantly in your browser with zero data stored or transmitted.
Calculation Examples & Scenarios
First-Time Buyer (£400,000 Home)
£400,000 purchase price qualifying for First-Time Buyer SDLT relief.
Standard Home Mover (£550,000 Property)
Next home purchase at £550,000 with previous property sold.
Key Benefits
- Calculates progressive HMRC Stamp Duty Land Tax (SDLT) bands for England and Northern Ireland
- Includes First-Time Buyer relief thresholds and maximum property caps
- Calculates the 5% higher rate surcharge for additional residential and buy-to-let properties
Common Use Cases
- Homebuyers calculating upfront completion costs and mortgage deposit requirements
- Buy-to-let property investors budgeting the 5% additional property surcharge
- Solicitors and conveyancers validating HMRC SDLT Return figures before settlement
Understanding UK Stamp Duty Land Tax (SDLT) Rates
Stamp Duty Land Tax (SDLT) is payable when purchasing a residential property or land in England and Northern Ireland over certain price thresholds. SDLT operates on a progressive tiered system, meaning you only pay the respective tax percentage on the slice of the purchase price falling within each band.
First-time buyers benefit from relief exemptions, paying 0% on properties up to £425,000 and 5% on the portion between £425,001 and £625,000. If the property price exceeds the £625,000 threshold, standard home mover rates apply across the entire amount.
Frequently Asked Questions
In England and Northern Ireland, standard home movers pay: 0% on the first £250,000; 5% on the portion from £250,001 to £925,000; 10% on £925,001 to £1.5M; and 12% on any portion above £1.5 million.
First-time buyers pay 0% SDLT on purchases up to £425,000, and 5% on the portion between £425,001 and £625,000. If the purchase price exceeds £625,000, zero relief applies and standard rates must be paid on the entire amount.
Purchasing an additional residential property (such as a second home, holiday home, or buy-to-let investment) incurs a flat 5% SDLT surcharge on top of standard residential rates from pound one.
Stamp Duty Land Tax must be submitted and paid to HMRC within 14 calendar days of property transaction completion. Late submissions incur statutory financial penalties and daily interest.
No. Scotland uses Land and Buildings Transaction Tax (LBTT) managed by Revenue Scotland, and Wales uses Land Transaction Tax (LTT) managed by the Welsh Revenue Authority.
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