Stamp Duty Calculator
Our stamp duty calculator shows exactly how much Stamp Duty Land Tax (SDLT) you owe on any property purchase in England or Northern Ireland in 2026. It covers standard purchases, first-time buyers, additional properties, and non-UK residents — applying the correct rates and thresholds to every scenario.
Stamp Duty Calculator
Calculate Stamp Duty Land Tax (SDLT) on your property purchase for 2026/27.
How Stamp Duty Is Calculated in 2026
SDLT is a graduated tax — you pay different rates on different slices of the purchase price, not a single flat rate on the whole amount. The standard thresholds from April 2025 are: 0% on the first £125,000; 2% on £125,001 to £250,000; 5% on £250,001 to £925,000; 10% on £925,001 to £1.5 million; and 12% above £1.5 million.
On a purchase price of £350,000, the calculation is: 0% on £125,000 = £0; 2% on £125,000 = £2,500; 5% on £100,000 = £5,000 — total SDLT of £7,500. This is paid within 14 days of completion.
First-Time Buyer Relief
First-time buyers purchasing a property up to £500,000 pay no SDLT on the first £300,000 and 5% on the portion between £300,000 and £500,000. This saves up to £5,000 compared with a standard purchase. For purchases above £500,000, first-time buyer relief does not apply and standard rates are charged in full. This relief only applies to homes bought with a mortgage as a main residence — not buy-to-let or cash purchases by investors.
Additional Dwelling Surcharge
Buyers purchasing an additional residential property (a second home, a buy-to-let, or any property while still owning another) pay a 5% surcharge on top of the standard rates at every threshold. On a £300,000 second property, the SDLT is £7,500 standard plus £15,000 surcharge = £22,500. The surcharge was raised from 3% to 5% in October 2024.
Frequently Asked Questions
No. Scotland operates Land and Buildings Transaction Tax (LBTT) with its own thresholds, and Wales charges Land Transaction Tax (LTT). Both differ from English SDLT. This calculator covers SDLT for England and Northern Ireland only — use separate tools for Scottish and Welsh purchases.
SDLT must be submitted and paid within 14 days of completion. Your solicitor or conveyancer typically handles this on your behalf and includes the SDLT in the completion funds. Failure to pay on time incurs interest and surcharges.
No — SDLT must be paid in cash at completion and cannot be borrowed as part of the mortgage. It is typically funded from savings alongside the deposit. This means the true deposit required is higher than the stated percentage — a 10% deposit on a £350,000 property is £35,000, plus £7,500 SDLT, plus solicitor fees.
If you buy a new main residence before selling your old one, you pay the additional dwelling surcharge — but can claim a refund within 12 months of selling your previous home. The refund process is managed through a HMRC self-assessment claim.
Shared ownership buyers can choose to pay SDLT on the initial share purchased (at standard rates) or opt to pay on the full market value upfront, which fixes future SDLT liability. The right choice depends on expected staircasing plans. Use our Mortgage Affordability Calculator to understand the overall purchase budget including SDLT.
Enter the full property purchase price and select the buyer type. First-time buyers benefit from SDLT relief on properties up to £500,000 in England and Northern Ireland. Additional property buyers pay a 3% surcharge on the entire purchase price from pound one — this applies to landlords and those purchasing a second home while retaining their main residence. For Scotland, select LBTT; for Wales, LTT. All three use tiered bands but with different thresholds and rates. The result shows SDLT broken down by band. Your solicitor handles the return and payment within 14 days of completion — budget for this as a separate cost not typically included in the mortgage.
Important Information
This calculator is provided for general information and planning purposes only. It does not constitute financial or tax advice and should not be relied upon as such. Figures are indicative estimates based on simplified, publicly available criteria and stated assumptions. Actual results depend on your full circumstances. See our Disclaimer for further information.