UK Stamp Duty Calculator
Enter a property price to see your stamp duty land tax (SDLT) bill. Toggle between standard buyer, first-time buyer, and additional property rates. Bands are from HMRC for 2025/26.
2025/26 SDLT bands
| Band | Rate |
|---|---|
| £0 – £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,001 | 12% |
SDLT rates from HMRC for 2025/26. Updated at each site build.
Stamp duty by band
How stamp duty works
Stamp Duty Land Tax (SDLT) is a tax on property purchases in England and Northern Ireland. Like income tax, it's progressive — you only pay each rate on the slice of the price within that band. A £300,000 property doesn't cost 5% on the full amount; the first £125,000 is tax-free, the next £125,000 is taxed at 2%, and only the final £50,000 is at 5%.
Scotland has its own Land and Buildings Transaction Tax (LBTT) with different thresholds. Wales has Land Transaction Tax (LTT). This calculator covers England and Northern Ireland only.
First-time buyer relief
First-time buyers pay no stamp duty on the first £300,000 of a property priced up to £500,000. Above that threshold, standard rates apply to the full price — the relief vanishes entirely rather than tapering off. If you're buying with a partner who already owns property, you don't qualify as a first-time buyer.
Additional property surcharge
Buying a second home, buy-to-let, or any additional property attracts a5% surcharge on top of standard SDLT rates. This applies to every band, including the nil-rate portion. A £300,000 buy-to-let costs significantly more in stamp duty than the same property as a primary residence. The surcharge was raised from 3% to 5% in October 2024.
This calculator is for illustrative purposes only and does not constitute financial advice. SDLT calculations are based on standard HMRC rates for 2025/26 and cover England and Northern Ireland only. Scotland (LBTT) and Wales (LTT) have different rates and thresholds. You should seek independent financial advice before making any property purchase decisions.