How is stamp duty calculated in the UK?

Stamp duty is calculated using tiered bands. You pay 0% on the first £250,000, 5% on £250,001–£925,000, 10% on £925,001–£1,500,000, and 12% on any amount above £1,500,000. The tax only applies to the portion of the price within each band.

What is the first-time buyer stamp duty relief?

First-time buyers pay no stamp duty on the first £425,000 and 5% on the portion between £425,001 and £625,000. If the property costs more than £625,000, you lose the relief entirely and pay standard rates.

Do I pay stamp duty on a second home?

Yes, an additional 3% surcharge applies on top of standard rates for additional properties (second homes, buy-to-let). This calculator shows the standard residential rates only.

When do I need to pay stamp duty?

You must file a return and pay SDLT within 14 days of completion. Your solicitor or conveyancer usually handles this on your behalf.

Is stamp duty different in Scotland and Wales?

Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) with different bands and rates. Wales uses Land Transaction Tax (LTT). This calculator covers England and Northern Ireland only.

What is the stamp duty threshold for first-time buyers?

First-time buyers in England and Northern Ireland pay no stamp duty on the first 425,000 pounds of a property purchase (up to 625,000 pounds total). Above 625,000, standard rates apply.

Do I pay stamp duty on a second home?

Yes. An additional 3 percent surcharge applies on top of standard rates when buying additional residential properties such as buy-to-let or second homes.

When do I need to pay stamp duty?

Stamp Duty Land Tax must be paid within 14 days of completion (the day you legally own the property). Your solicitor or conveyancer usually handles the payment.

Is stamp duty different in Scotland and Wales?

Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different thresholds and rates than England and Northern Ireland.

Can I add stamp duty to my mortgage?

Some lenders allow you to add stamp duty to your mortgage, but this increases your total debt and interest payments. It is generally better to pay stamp duty separately if you can afford to.

How much extra stamp duty is charged on second homes?

Additional properties usually attract a 3% surcharge on top of standard SDLT rates in England and Northern Ireland. The exact amount depends on your purchase price and circumstances.

Last updated: 28.03.2026

UK · HMRC SDLT Rates

UK Stamp Duty Calculator 2026

Calculate UK Stamp Duty Land Tax (SDLT) for residential purchases in England and Northern Ireland, including first-time buyer thresholds.

This calculator provides estimates for residential properties in England and Northern Ireland only. Scotland (LBTT) and Wales (LTT) have separate systems. Additional surcharges may apply for second homes or non-UK residents. Always consult a solicitor or conveyancer for exact figures.

Calculate Your Stamp DutyUpdates instantly

Enter the property price. Applies to England & Northern Ireland only.

I'm a first-time buyer

Example: £350,000 property, standard buyer

£5,000estimated stamp duty

1.43% effective rate2 tax bands applied

Enter the property price above for a precise calculation.

First-Time Buyer vs Standard SDLT (Long-Tail Comparison)

First-time buyer relief can significantly reduce SDLT costs for qualifying purchases up to £625,000.

For buyers comparing broader affordability, pair this with the Mortgage Affordability Calculator to estimate borrowing range before adding SDLT and legal fees.

Example: Stamp Duty on a £475,000 Property

Illustrative standard residential SDLT calculation:

0% on first £250,000 = £0
5% on next £225,000 = £11,250
Total SDLT: £11,250

If eligible for first-time buyer relief, tax may be lower depending on current thresholds and transaction structure.

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UK Stamp Duty Calculator 2026 FAQ

Source: https://www.gov.uk/stamp-duty-land-tax/residential-property-rates

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UK Stamp Duty Calculator 2026 FAQ