Stamp Duty Calculator (UK, 2026)
Work out the Stamp Duty Land Tax (SDLT) on a property purchase in England and Northern Ireland. The calculator shows what a standard buyer, a first-time buyer and a second-home or buy-to-let purchaser would each pay, so you can see exactly where you stand.
How stamp duty works
SDLT is charged in bands, like income tax. You pay the rate for each band only on the part of the price that falls within it, not the whole price. That is why the effective rate (the tax as a percentage of the price) is always lower than the top band you reach.
There are three common situations, and the calculator shows all three at once: a standard buyer, a first-time buyer (relief up to £500,000), and a second home or buy-to-let purchase, which carries a 5% surcharge across every band.
When you pay it
Stamp duty is due within 14 days of completion. In practice your solicitor collects it from you and files the SDLT return on your behalf, so you never deal with HMRC directly. Budget for it alongside your deposit and conveyancing costs, it is one of the larger up-front sums when buying.
Before you commit to a price
Stamp duty is fixed by the price you pay, so negotiating the price down saves tax as well as cash. Knowing a property's risks gives you grounds to negotiate. For £4.99, HomeBuyerCheck flags ground stability, flooding, mining, ownership and planning issues for the exact address, the kind of evidence buyers use to justify a lower offer before exchange.
£300,000
Type any figure in the box for properties above the slider range.
Standard buyer
£5,000
First-time buyer
£0
Eligible: price under £500k
Second home / BTL
£20,000
+5% additional surcharge
England & NI rates 2026/27. Scotland uses LBTT, Wales uses LTT, different bands. Slide to see how SDLT changes with price.
Negotiate the price, cut the stamp duty
Free instant check on any UK address. Premium from £4.99 gives you the risk evidence to justify a lower offer, no subscription.
Stamp duty FAQs
How much is stamp duty in 2026?
For a standard buyer in England and Northern Ireland, SDLT is 0% up to £125,000, 2% on £125,001 to £250,000, 5% on £250,001 to £925,000, 10% on £925,001 to £1.5m and 12% above that. First-time buyers pay nothing up to £300,000 (on purchases up to £500,000). An additional 5% surcharge applies to second homes and buy-to-let.
How much stamp duty does a first-time buyer pay?
A first-time buyer pays no stamp duty on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000, first-time buyer relief does not apply and you pay the standard rates. Use the calculator above to see your exact figure.
What is the stamp duty surcharge on a second home?
If you are buying an additional property (a second home or buy-to-let) and will own more than one property at the end of the day, a 5% surcharge is added on top of the standard rates across every band. The calculator shows the standard, first-time-buyer and second-home figures side by side.
Does this calculator cover Scotland and Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), both with different bands and rates. This calculator covers Stamp Duty Land Tax (SDLT) for England and Northern Ireland.
Is stamp duty part of my conveyancing costs?
No. Stamp duty is a tax paid to HMRC, collected by your solicitor at completion. It is separate from the conveyancing fee, which covers the solicitor's work and disbursements like searches. You can estimate those separately with our conveyancing cost calculator.
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