🏠 UK Stamp Duty Calculator

Work out exactly how much SDLT you'll owe in England or Northern Ireland — based on the post-April 2025 rules.

£
Your stamp duty bill
£2,500
Effective rate: 0.71%

How we got there

BandRateTax on this band
£0 – £300,0000%£0
£300,000 – £350,0005%£2,500

Buying in Scotland? Use Land and Buildings Transaction Tax (LBTT). Buying in Wales? Use Land Transaction Tax (LTT). This calculator covers England and Northern Ireland only.

Estimate only — confirm with your solicitor before exchange. Based on HMRC SDLT bands effective from April 2025.

What is UK Stamp Duty?

Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land over a certain price in England and Northern Ireland. As of April 2025, the standard 0% threshold is £125,000 — anything above that is taxed in bands. First-time buyers get relief up to £300,000, and a reduced rate up to £500,000. Second homes and buy-to-let purchases pay an extra 5% surcharge on top of the standard rates.

First-time buyer checklist

0/9 completed

Tick off the steps as you go. Your progress saves automatically.

Other costs to budget for

Stamp duty is just one line on the bill. Don't forget these.

⚖️

Conveyancing fees

£1,000 – £1,500

Solicitor handles the legal side. Get 3 quotes.

🔍

Property survey

£400 – £1,500

Level 2 (HomeBuyer) for most. Level 3 (Building Survey) for older homes.

📋

Local authority searches

£250 – £450

Solicitor orders these from the council.

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Mortgage arrangement fee

£0 – £2,000

Often £999. Can be added to the loan but you'll pay interest on it.

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Removal van

£300 – £1,500

Depends on distance and how much stuff you have.

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Furniture & fix-ups

£500 – £5,000+

Curtains, white goods, paint. Budget realistically.

Guides

🔑

First-time Buyer Stamp Duty 2026: Worked Examples

Exactly how much SDLT a first-time buyer pays in 2026 — with real-number examples from £200k to £700k.

Read more →
🏡

The 5% Second Home Stamp Duty Surcharge, Explained

Since October 2024 the additional dwelling surcharge is 5%, not 3%. Here's what that means for buy-to-let and second homes.

Read more →
💳

How to Actually Pay UK Stamp Duty (Step by Step)

The mechanical bit nobody explains: filing the SDLT return, the 14-day deadline, and what your solicitor does for you.

Read more →
Guides →

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Frequently Asked Questions

How much is stamp duty in the UK in 2026?+
For England and Northern Ireland (post-April 2025): 0% up to £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1.5M, and 12% above £1.5M. First-time buyers pay nothing up to £300,000 and 5% on £300,001–£500,000 (relief disappears entirely above £500,000).
Do first-time buyers pay stamp duty?+
Only if the property costs more than £300,000. Buy at exactly £300,000 and you pay nothing. Buy at £500,000 and you pay £10,000 (5% on £200,000). Above £500,000 first-time buyer relief disappears completely and standard rates apply from £125,000.
What's the stamp duty surcharge for second homes?+
5% on top of standard rates if you're buying an additional residential property worth £40,000 or more. So a £300,000 second home pays £14,000 instead of £2,500. The surcharge increased from 3% to 5% in October 2024.
When do I pay stamp duty?+
Within 14 days of completion. Your conveyancing solicitor files the SDLT return and pays HMRC on your behalf — you transfer the money to them at completion. Miss the deadline and HMRC charges interest plus penalties.
Can I add stamp duty to my mortgage?+
No. Stamp duty must be paid in cash at completion. You can in theory borrow more on the mortgage to free up cash for it, but most lenders cap loan-to-value at 90–95% of the property price (not including stamp duty), so you usually need savings to cover it.
Do I pay stamp duty if I'm buying a property to live in but already own one abroad?+
Probably yes — the additional dwelling 5% surcharge generally applies to anyone who already owns residential property anywhere in the world, even if it's not in the UK. Talk to a tax adviser if your situation is complex.
What about Scotland and Wales?+
Scotland uses Land and Buildings Transaction Tax (LBTT), starting at 0% up to £145,000. Wales uses Land Transaction Tax (LTT), starting at 0% up to £225,000. The bands and rates are different, so this calculator only covers England and Northern Ireland.
Is stamp duty tax-deductible if I'm a landlord?+
Not against income tax. But it does add to the property's base cost for Capital Gains Tax purposes when you eventually sell — so you'll pay less CGT on the gain.
What if I'm buying a property with someone else?+
If any one of you isn't a first-time buyer or already owns a property, the rules apply to the whole purchase — not just your share. So a first-time buyer + an existing homeowner buying together don't get FTB relief.
Are there any stamp duty exemptions?+
Yes — properties worth less than £40,000, transfers between spouses on divorce, transfers in a will, and gifts where no money changes hands are typically exempt. Multiple Dwellings Relief was abolished in June 2024.
Do non-UK residents pay extra stamp duty?+
Yes — an additional 2% surcharge applies to non-UK residents buying residential property in England or Northern Ireland. So a non-resident buying a £400,000 second home pays standard rate + 5% second home + 2% non-resident = a hefty bill.
How accurate is this calculator?+
We use the official HMRC SDLT bands effective from April 2025. The result is an estimate — your solicitor produces the final figure with edge cases (linked transactions, mixed-use property, multiple dwellings, etc.) that this tool simplifies. Always confirm before exchange.
What happens if I miss the 14-day deadline?+
HMRC charges a £100 fixed penalty if you're up to 3 months late, then escalates with daily penalties and interest. Your solicitor normally handles this so it almost never happens — but if you're filing yourself, set a calendar alert.
Does the price include the deposit or is it on top?+
The 'purchase price' is the full agreed price for the property. Your deposit is part of that — it's not added on top. Stamp duty is calculated on the full purchase price, regardless of how much you put down.