How This Stamp Duty Calculator Works
Enter the purchase price of the property you are buying in England or Northern Ireland. Select your buyer type — first-time buyer, home mover, or additional property buyer — and whether you are a UK resident.
The calculator applies the current 2026 SDLT rates (effective from 1 April 2025) to give you a full breakdown of tax owed on each band, the total stamp duty payable, and the effective tax rate as a percentage of the property price.
First-time buyers benefit from relief on properties up to £500,000, paying nothing on the first £300,000. Additional property buyers pay a 5% surcharge on top of standard rates.
Frequently Asked Questions
How much is stamp duty in 2026?+
From 1 April 2025, standard stamp duty rates in England and Northern Ireland are: 0% on the first £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1.5 million, and 12% above £1.5 million. First-time buyers pay 0% on the first £300,000 for properties up to £500,000.
Do first-time buyers pay stamp duty?+
First-time buyers in England and Northern Ireland pay no stamp duty on the first £300,000 of a property priced at £500,000 or less. Above £300,000 (up to £500,000), the rate is 5%. If the property exceeds £500,000, standard rates apply to the entire price. You must never have owned property anywhere in the world to qualify.
When do I have to pay stamp duty?+
Stamp duty must be paid within 14 days of the completion date of your property purchase. Your solicitor or conveyancer typically handles the payment and submission of your SDLT return to HMRC on your behalf.
Do I pay extra stamp duty on a second home?+
Yes. If you already own a residential property (in the UK or abroad), you pay a 5% surcharge on top of the standard rates for any additional property purchase. This applies even if the existing property is let out or is abroad.
Is stamp duty different in Scotland and Wales?+
Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) with different rates and thresholds. Wales uses Land Transaction Tax (LTT). This calculator covers England and Northern Ireland only (SDLT).
Do non-UK residents pay more stamp duty?+
Yes. Non-UK residents pay a 2% surcharge on top of the applicable rates. You are considered non-UK resident for SDLT purposes if you have not been present in the UK for at least 183 days in the 12 months before your purchase.
Related Guides
Stamp Duty Guide
A complete guide to stamp duty land tax in the UK.
First-Time Buyer Mortgages
Everything first-time buyers need to know about getting a mortgage.
Understanding Mortgage Fees
All the fees involved in buying a property, beyond stamp duty.
Remortgaging Strategy
When and how to remortgage to get a better deal.