Stamp Duty Calculator UK (2026): How Much Will You Pay?
By Wealthvieu
·
Updated
Stamp Duty Land Tax (SDLT) is one of the biggest upfront costs when buying property in England and Northern Ireland. Here’s how much you’ll pay.
Table of Contents
Stamp Duty Rates 2026 (England & Northern Ireland)
Standard Rates (Residential Property)
| Property Price Band |
SDLT Rate |
| Up to £125,000 |
0% |
| £125,001–£250,000 |
2% |
| £250,001–£925,000 |
5% |
| £925,001–£1,500,000 |
10% |
| Over £1,500,000 |
12% |
SDLT is charged at each rate on the portion of the purchase price within that band (similar to income tax brackets — not on the entire price).
Example Calculations
| Purchase Price |
SDLT Calculation |
Total SDLT |
| £200,000 |
£0 + (£75,000 × 2%) |
£1,500 |
| £300,000 |
£0 + (£125,000 × 2%) + (£50,000 × 5%) |
£5,000 |
| £450,000 |
£0 + (£125,000 × 2%) + (£200,000 × 5%) |
£12,500 |
| £600,000 |
£0 + (£125,000 × 2%) + (£350,000 × 5%) |
£20,000 |
| £1,000,000 |
£0 + (£125,000 × 2%) + (£675,000 × 5%) + (£75,000 × 10%) |
£43,750 |
First-Time Buyer Relief
First-time buyers receive a Stamp Duty discount:
| Property Price |
First-Time Buyer Rate |
Standard Rate |
| Up to £300,000 |
0% |
0% on first £125K, 2% on rest |
| £300,001–£500,000 |
0% on first £300K, 5% on remainder |
Standard rates |
| Over £500,000 |
No relief — standard rates apply |
Standard rates |
First-Time Buyer Examples
| Purchase Price |
SDLT (First-Time Buyer) |
SDLT (Standard) |
Savings |
| £250,000 |
£0 |
£2,500 |
£2,500 |
| £300,000 |
£0 |
£5,000 |
£5,000 |
| £400,000 |
£5,000 |
£10,000 |
£5,000 |
| £500,000 |
£10,000 |
£15,000 |
£5,000 |
| £550,000 |
£17,500 (no relief) |
£17,500 |
£0 |
To qualify as a first-time buyer:
- You must never have owned or had an interest in a residential property
- This applies anywhere in the world, not just the UK
- Both buyers in a joint purchase must be first-time buyers
Additional Property Surcharge
Buying a second home, buy-to-let, or additional property incurs a 5% surcharge on top of standard rates:
| Property 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% |
Additional Property Examples
| Purchase Price |
Standard SDLT |
Additional Property SDLT |
Extra Cost |
| £200,000 |
£1,500 |
£11,500 |
+£10,000 |
| £300,000 |
£5,000 |
£20,000 |
+£15,000 |
| £500,000 |
£15,000 |
£40,000 |
+£25,000 |
For buy-to-let calculations, see our buy-to-let mortgage calculator.
Non-UK Resident Surcharge
Non-UK residents pay an additional 2% surcharge on top of all other applicable rates:
| Buyer Type |
£300,000 Property SDLT |
| UK resident, first-time buyer |
£0 |
| UK resident, standard |
£5,000 |
| UK resident, additional property |
£20,000 |
| Non-UK resident, standard |
£11,000 |
| Non-UK resident, additional |
£26,000 |
Stamp Duty in Scotland and Wales
Scotland and Wales have their own property transaction taxes:
Scotland: Land and Buildings Transaction Tax (LBTT)
| Purchase Price Band |
LBTT Rate |
| Up to £145,000 |
0% |
| £145,001–£250,000 |
2% |
| £250,001–£325,000 |
5% |
| £325,001–£750,000 |
10% |
| Over £750,000 |
12% |
First-time buyers: £0 on properties up to £175,000.
Wales: Land Transaction Tax (LTT)
| Purchase Price Band |
LTT Rate |
| Up to £225,000 |
0% |
| £225,001–£400,000 |
6% |
| £400,001–£750,000 |
7.5% |
| £750,001–£1,500,000 |
10% |
| Over £1,500,000 |
12% |
Wales does not offer first-time buyer relief.
When Is Stamp Duty Due?
| Event |
Deadline |
| Payment due |
Within 14 days of completion |
| Filing return |
Within 14 days of completion |
| How to pay |
Usually handled by your solicitor |
| Late filing penalty |
£100 (plus interest on unpaid tax) |
Stamp Duty vs. Other Purchase Costs
| Cost |
Typical Amount (£300K property) |
| Stamp Duty |
£5,000 (£0 if first-time buyer) |
| Solicitor/conveyancer fees |
£1,000–£2,000 |
| Survey/valuation |
£300–£1,000 |
| Mortgage arrangement fee |
£0–£2,000 |
| Removal costs |
£500–£1,500 |
| Total purchase costs |
£7,000–£12,000 |
Key Takeaways
- First-time buyers pay no SDLT on properties up to £300,000 — a saving of up to £5,000
- SDLT is progressive — you only pay the higher rate on the portion above each threshold
- Buy-to-let and second homes attract a 5% surcharge, making the tax significantly more expensive
- Budget 1-5% of the property price for Stamp Duty, depending on price and buyer status
- Scotland and Wales have their own systems with different rates and thresholds
