Stamp Duty Calculator 2025/26
Calculate SDLT on residential property in England & Northern Ireland.
Stamp Duty to Pay
£5,000
1.43% effective rate
Tax Band Breakdown
£0 – £250,000
0% rate
£0
£250,000 – £925,000
5% rate
£5,000
Total SDLT
£5,000
What You Pay
Calculate your mortgage payments →
See monthly payments for a £350,000 property
UK Stamp Duty Rates 2025/26
Stamp Duty Land Tax (SDLT) is a tax paid when you buy a residential property in England or Northern Ireland above a certain price. Scotland has LBTT and Wales has LTT — different rates apply.
Standard Rates
Home movers pay 0% on the first £250,000, then 5% up to £925,000, 10% up to £1.5 million, and 12% above that.
First-Time Buyer Relief
If you've never owned a property and the purchase price is £625,000 or less, you pay 0% on the first £425,000 and 5% on the remainder. If the price exceeds £625,000, standard rates apply.
Additional Property Surcharge
Buying a second home or buy-to-let? You pay a 5% surcharge on top of the standard rates (increased from 3% in October 2024). This applies to the entire purchase price.
When Do You Pay?
SDLT must be paid within 14 days of completion. Your solicitor or conveyancer usually handles this for you and includes it in their completion statement.
About the Stamp Duty Calculator
Stamp Duty Land Tax (SDLT) is the tax you pay when purchasing property or land in England and Northern Ireland above a certain threshold. It is a progressive tax — you only pay the higher rates on the portion of the price that falls within each band, not on the entire purchase price. Scotland has LBTT and Wales has LTT, which use similar but different band structures.
Getting your stamp duty calculation right before making an offer is critical for budgeting. For residential properties, the current bands start at 0% up to £250,000, then 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% above that. First-time buyers get relief — no SDLT on the first £425,000 of properties up to £625,000. If you already own a property, an additional 3% surcharge applies to each band when buying a second home or buy-to-let investment.
How to Use This Calculator
- Enter the property purchase price
- Select whether this is your first property, a home mover purchase, or an additional property
- Choose residential or non-residential if applicable
- View the breakdown showing tax owed at each band and the effective rate
- Compare scenarios — see how first-time buyer relief or the surcharge changes your total
Key Facts
SDLT must be paid within 14 days of completion. The additional property surcharge applies even if you are replacing your main residence but have not yet sold the old one — though you can reclaim it within 36 months. Companies buying residential property over £500,000 pay a flat 15% rate. Non-residential and mixed-use properties have lower rates starting at 2% above £150,000.