Stamp Duty Calculator 2026 (UK SDLT)
Calculate Stamp Duty Land Tax (SDLT) on a residential purchase in England or Northern Ireland, using the rates that apply from 1 April 2025.
How to calculate stamp duty (SDLT): charge each portion of the price at its band rate and add them up. Standard bands in England and Northern Ireland: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above.
Example: on a £295,000 home, 2% of £125,000 (£2,500) plus 5% of £45,000 (£2,250) = £4,750. First-time buyers pay 0% up to £300,000. Bands checked against GOV.UK on 18 October 2026.
See also the mortgage calculator and how mortgage payments are calculated.
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Use your actual figures where available. The output is an educational estimate based on the assumptions below.
Displayed amounts are rounded to two decimal places. Keep the same currency and time period across related inputs.
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SDLT rates from 1 April 2025 (England and Northern Ireland)
| Portion of the price | Standard rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
- First-time buyers: 0% up to £300,000 and 5% from £300,001 to £500,000. No relief if the price is over £500,000.
- Additional properties: usually 5% on top of each band, unless you are replacing your main residence (see gov.uk for the 36-month rule).
- Non-UK residents: usually a 2% surcharge on top of the other rates.
Worked example: stamp duty on a £295,000 home
Buying a home for £295,000 as a standard buyer: 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £45,000 (£2,250), for total SDLT of £4,750 and an effective rate of 1.61%. This matches the example on gov.uk. As a first-time buyer, the same price is under £300,000, so SDLT is £0.
Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax, with different rates. This calculator does not cover them, or leases, shared ownership, linked purchases or company buyers. Use HMRC's calculator for those.
Stamp duty rates for 2026 by buyer type
These bands apply to residential completions in England and Northern Ireland from 1 April 2025 and remain in place in 2026. Each rate applies only to the slice of the price inside that band.
| Portion of price | Home mover | First-time buyer (price up to £500,000) | Additional property | Non-UK resident | Non-UK resident, additional property |
|---|---|---|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300,000) | 5% | 2% | 7% |
| £125,001 to £250,000 | 2% | 0% | 7% | 4% | 9% |
| £250,001 to £925,000 | 5% | 0% to £300,000, then 5% to £500,000 | 10% | 7% | 12% |
| £925,001 to £1,500,000 | 10% | Relief not available | 15% | 12% | 17% |
| Over £1,500,000 | 12% | Relief not available | 17% | 14% | 19% |
Stamp duty examples for each buyer type
- Home mover, £350,000: 0% on £125,000, 2% on £125,000 (£2,500) and 5% on £100,000 (£5,000) = £7,500.
- First-time buyer, £450,000: 0% on £300,000 and 5% on £150,000 = £7,500. At £500,001 or more the relief is lost and standard rates apply.
- Buy-to-let or second home, £250,000: 5% on £125,000 (£6,250) and 7% on £125,000 (£8,750) = £15,000.
- Non-UK resident buying a main home, £400,000: 2% on £125,000 (£2,500), 4% on £125,000 (£5,000) and 7% on £150,000 (£10,500) = £18,000.
- Non-UK resident buying an additional property, £300,000: 7% on £125,000 (£8,750), 9% on £125,000 (£11,250) and 12% on £50,000 (£6,000) = £26,000.
- Home mover, £1,600,000: £0 + £2,500 + £33,750 + £57,500 (10% on £575,000) + £12,000 (12% on £100,000) = £105,750.
Enter your own price in the stamp duty calculator above to see the band-by-band breakdown. Reviewed by the Talreon Editorial Team.
Stamp duty at common prices (England and Northern Ireland)
Rates for completions from 1 April 2025, worked band by band. "Additional property" adds 5% to every band; "non-UK resident" adds 2%. Both can apply together.
| Price | Home mover | First-time buyer | Additional property | Non-UK resident (main home) |
|---|---|---|---|---|
| £200,000 | £1,500 | £0 | £11,500 | £5,500 |
| £300,000 | £5,000 | £0 | £20,000 | £11,000 |
| £400,000 | £10,000 | £5,000 | £30,000 | £18,000 |
| £500,000 | £15,000 | £10,000 | £40,000 | £25,000 |
| £600,000 | £20,000 | £20,000 (no relief over £500,000) | £50,000 | £32,000 |
| £650,000 | £22,500 | £22,500 (no relief over £500,000) | £55,000 | £35,500 |
| £850,000 | £32,500 | £32,500 (no relief over £500,000) | £75,000 | £49,500 |
| £1,000,000 | £43,750 | £43,750 | £93,750 | £63,750 |
Example: a first-time buyer paying £400,000 pays 0% on the first £300,000 and 5% on the next £100,000, so £5,000. At £600,000 the relief is lost completely and the standard bands apply, so the bill is £20,000. Always confirm your figure with HMRC's own calculator before you complete.
Sources
- HMRC: Stamp Duty Land Tax calculator
- GOV.UK: SDLT higher rates for additional properties
- GOV.UK: SDLT rates for non-UK residents
- GOV.UK: SDLT residential property rates: rates for purchases from 1 April 2025
Related calculators
- How UK stamp duty is calculated: new guide with worked examples
- First-time buyer stamp duty relief explained
- Stamp duty on a second home: the 5% higher rates
- UK stamp duty worked examples at common prices
- Mortgage calculator: monthly repayment on the loan
- ISA savings calculator: save towards a deposit tax-free
- Percentage calculator: check the effective rate
Dated figures on this page are tracked in the figures update log.
Frequently asked questions
How much stamp duty will I pay on a £295,000 house?
As a standard buyer in England or Northern Ireland, £4,750: 2% on £125,000 to £250,000 and 5% on the £45,000 above that. A first-time buyer would pay nothing at that price.
What is the first-time buyer threshold?
No SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. Above £500,000 the relief does not apply.
Do I pay the 5% surcharge on a second home?
Usually yes, on top of every band, unless the purchase replaces your main residence under the gov.uk rules.
Does this work for Scotland or Wales?
No. Scotland charges LBTT and Wales charges LTT, with their own rates.
How do I calculate stamp duty in the UK?
In England and Northern Ireland, split the price into bands (0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million, 12% above), charge each portion at its rate and add the results. Scotland and Wales use different taxes.
How much stamp duty does a first-time buyer pay on £500,000?
£10,000: 0% on the first £300,000 and 5% on the remaining £200,000. Above £500,000 first-time buyer relief does not apply.
Worked example: how much SDLT on a £300,000 home?
Home mover: 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £50,000 (£2,500), so £5,000. A first-time buyer pays £0, because first-time buyer relief is 0% up to £300,000.
How much stamp duty is there on a £400,000 house?
£10,000 for a home mover (2% on £125,001 to £250,000 and 5% on £250,001 to £400,000), £5,000 for a first-time buyer, and £30,000 if it is an additional property.
What are the stamp duty rates in 2026?
For completions from 1 April 2025, which still apply in 2026: 0% up to £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. First-time buyers pay 0% up to £300,000 and 5% up to £500,000.
How much stamp duty does a non-UK resident pay?
A 2% surcharge is added to every band. For example, a non-UK resident buying a £300,000 main home pays £11,000 instead of £5,000. If it is also an additional property, the 5% surcharge applies too, giving £26,000.
Can I get the 5% second home surcharge refunded?
Often, yes, if you paid it because you had not yet sold your previous main home and you sell it within 3 years. Check the GOV.UK guidance for the refund deadline and how to claim.
When do I have to pay stamp duty?
An SDLT return must be filed and the tax paid within 14 days of completion. Your conveyancer usually handles this.
Is the figure from this stamp duty calculator exact?
It is an educational estimate for straightforward residential purchases. Reliefs, mixed-use property, leases and linked transactions can change the figure, so confirm it with HMRC's calculator or your conveyancer.
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