United Kingdom · 2025/26
United Kingdom Stamp duty calculator
Work out the stamp duty (SDLT) on a home in England or Northern Ireland. Choose whether you are moving home, buying your first home, or buying an additional property, and see the tax, the effective rate and the total cost.
England and Northern Ireland residential rates for 2025/26. Scotland (LBTT) and Wales (LTT) use different rates.
How it works
- Enter the property price.
- Pick your buyer type. First-time buyers pay nothing up to 300,000 on homes worth up to 500,000. An additional property adds a 5 percent surcharge in every band.
- The tax is worked out band by band, so only the part of the price that falls in each band is charged at that band rate.
Worked example
A 295,000 home for someone moving home, at standard rates: 2 percent on the slice from 125,000 to 250,000, plus 5 percent on the rest, which is 4,750 of stamp duty.
Frequently asked questions
Do first-time buyers always pay less?+
Only up to a point. First-time buyer relief gives a nil rate up to 300,000 and 5 percent from 300,000 to 500,000. Above a 500,000 purchase price the relief no longer applies and standard rates are used.
What is the additional property surcharge?+
If you buy a second home or a buy-to-let that does not replace your main residence, a surcharge of 5 percent is added on top of the standard rate in every band.
Does this cover Scotland and Wales?+
No. England and Northern Ireland use SDLT. Scotland uses Land and Buildings Transaction Tax, and Wales uses Land Transaction Tax, each with its own bands.
Sources
Last updated: 2026 · Applies to 2025/26
This is an estimate for general guidance, not financial, tax, legal or medical advice. Figures can change and individual circumstances vary. Always confirm with the official sources listed before making decisions.
- England and Northern Ireland residential rates for 2025/26. Confirm the current rates on GOV.UK before relying on them.
Reviewed by Vikas Dulgunde.