Stamp Duty Calculator (UK, 2026)
Calculates SDLT (England & NI), LBTT (Scotland) or LTT (Wales). Includes first-time buyer relief, the 5% additional-property surcharge, and the 2% non-UK resident surcharge. Rates updated for the post-1-April-2025 thresholds.
Band breakdown
| Band | Rate | Tax on band |
|---|---|---|
| £0 – £125,000 | 0.00% | £0 |
| £125,000 – £250,000 | 2.00% | £2,500 |
| £250,000 – £925,000 | 5.00% | £2,500 |
| £925,000 – £1,500,000 | 10.00% | £0 |
| £1,500,000+ | 12.00% | £0 |
England & NI Stamp Duty Land Tax.
Quick examples for England & NI
SDLT for the same buyer profile (standard buyer) at common purchase prices:
| Price | Stamp duty | |
|---|---|---|
| £150,000 | — | Calculate at £150,000 → |
| £250,000 | — | Calculate at £250,000 → |
| £300,000 | — | Calculate at £300,000 → |
| £400,000 | — | Calculate at £400,000 → |
| £500,000 | — | Calculate at £500,000 → |
| £750,000 | — | Calculate at £750,000 → |
| £1,000,000 | — | Calculate at £1,000,000 → |
2026 Stamp Duty rates explained
England & Northern Ireland (SDLT)
Standard buyer (your main residence, owning no other property):
| Slice | Rate |
|---|---|
| £0 – £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| £1,500,001+ | 12% |
First-time buyers buying a home up to £500,000 pay 0% on the first £300,000 and 5% on the slice between £300,001 and £500,000. Above £500,000, the relief is lost entirely (you pay standard rates).
Additional property buyers (you own another residential property at completion) pay an extra 5% on every slice. Non-UK residents buying in England or NI pay an extra 2% on top.
Scotland (LBTT)
Different brackets apply: 0% to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000, 12% above. Additional Dwelling Supplement is 8% (2026 rate). FTB relief raises the nil-rate band to £175,000.
Wales (LTT)
0% to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1,500,000, 12% above. No first-time buyer relief in Wales — instead a higher nil-rate band applies to all main-residence buyers. The higher rate (additional dwellings) adds 5% to every slice.
Frequently asked questions
What is stamp duty?
Stamp Duty Land Tax (SDLT) is a tax paid by buyers of residential property in England and Northern Ireland. Scotland uses LBTT, Wales uses LTT — the rates and thresholds differ.
When do I pay stamp duty?
You must file an SDLT return and pay within 14 days of completion. Your conveyancer normally handles this for you on completion day.
Do first-time buyers pay stamp duty?
Not on the first £300,000 if the home costs £500,000 or less. Above £500,000 you lose the relief entirely. Both buyers must qualify (never owned before anywhere in the world).
Can I claim back the additional property surcharge?
Yes — if you sell your previous main residence within 36 months of completion. HMRC's refund form is online.
Related guides
- True cost of buying a £300,000 home in the UK in 2026
- True cost of buying a £500,000 home in the UK in 2026
- All Cost Intelligence guides
- House prices by UK local authority
Sources: HMRC SDLT residential rates, Revenue Scotland LBTT, Welsh Government LTT. This calculator is general information, not advice — speak to a qualified conveyancer or tax adviser before completing.