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UK Stamp Duty (SDLT) Calculator 2026

Calculate Stamp Duty Land Tax on a property in England or Northern Ireland, including first-time buyer relief and the additional-property surcharge.

£0Stamp Duty Land Tax

In short

Stamp Duty Land Tax in England and Northern Ireland is 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above, charged in slices. First-time buyers pay 0% up to £300,000 and 5% to £500,000; additional properties add a 5% surcharge to every band.

Who this is for: Home buyers in England and Northern Ireland budgeting Stamp Duty Land Tax, including first-time buyer relief and second-home surcharge.

Not tax or legal advice. Covers residential purchases in England and Northern Ireland only. Companies, non-residents, mixed-use and multiple-dwelling purchases have different rules — confirm with your conveyancer.
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How SDLT bands work (England & Northern Ireland)

Stamp Duty Land Tax is charged in slices, like income tax — you only pay each rate on the portion of the price within that band:

  • 0% up to £125,000 · 2% to £250,000 · 5% to £925,000 · 10% to £1.5m · 12% above.
  • First-time buyers pay 0% up to £300,000 and 5% from £300,000 to £500,000 — no relief at all if the price exceeds £500,000.
  • Additional properties (second homes, buy-to-let) add a 5% surcharge to every band.

Non-UK residents pay a further 2% surcharge, not modelled here. Scotland charges LBTT and Wales LTT, with different bands.

See also: UK Mortgage Affordability Calculator.

Source: gov.uk — SDLT residential rates.

Assumptions

  • Slice-based bands for England and Northern Ireland from April 2025.
  • First-time buyer relief (0% to £300,000, 5% to £500,000) is applied only when the price is £500,000 or less.
  • Additional property adds 5% to every band; the non-resident surcharge is not included.

Worked example

£350,000, home mover

0% × 125,000 + 2% × 125,000 (£2,500) + 5% × 100,000 (£5,000) = £7,500. As a first-time buyer: 0% to £300,000 + 5% × 50,000 = £2,500.

Frequently asked questions

When is SDLT paid?

Within 14 days of completion — your solicitor normally files the return and pays it from completion funds.

I'm replacing my main home but haven't sold yet — do I pay the surcharge?

Yes initially, but you can reclaim it if you sell the previous main residence within 36 months.

Do both buyers need to be first-time buyers?

Yes — relief only applies if every purchaser qualifies.

Do first-time buyers pay stamp duty on a £400,000 home?

Yes — 0% on the first £300,000 and 5% on the next £100,000, so £5,000.

How much is stamp duty on a £500,000 second home?

Standard SDLT of £12,500 plus the 5% surcharge on the whole price (£25,000) = £37,500.

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Written by the Swift IT Sols editorial team · SWIFT SOLSRules sourced from the official authorities named on this page and last checked How we source and check calculators

Found an error? Report it — tell us the inputs, the result you got, what you expected and the rule or source. Confirmed corrections are published within a week.

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