£Finance
Stamp Duty Calculator (SDLT) 2025/26
Stamp Duty Land Tax (SDLT) is payable when you buy a residential property in England or Northern Ireland above the relevant threshold. The amount you pay depends on the purchase price, whether you are a first-time buyer, and whether you already own property. This free stamp duty calculator uses 2025/26 SDLT rates and includes first-time buyer relief, the 3% additional property surcharge, and limited company purchases. Enter your property price to see a full band-by-band breakdown of the tax due.
Enter a property price above to calculate your stamp duty
England and Northern Ireland only. 2025/26 SDLT rates. Scotland uses LBTT; Wales uses LTT — different rates apply. Not legal or financial advice.
Frequently Asked Questions
What is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax is a tax paid by property buyers in England and Northern Ireland when purchasing land or property above a certain threshold. It is calculated as a percentage of the purchase price across different bands — the higher the price, the higher the rate on the portion within each band.
Do first-time buyers pay stamp duty?
First-time buyers benefit from relief on properties up to £500,000. From April 2025, the zero-rate threshold for first-time buyers is £300,000 (reduced from £425,000). On properties between £300,000 and £500,000, first-time buyers pay 5% on the portion above £300,000. Properties above £500,000 attract standard rates with no first-time buyer relief.
What is the second home surcharge?
If you are buying an additional residential property — such as a buy-to-let or holiday home — a 3% surcharge applies on top of standard SDLT rates across all bands. This also applies to limited companies purchasing residential property. You may be able to reclaim the surcharge if you sell your previous main residence within 3 years.
Does Scotland or Wales use SDLT?
No. Scotland has its own Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different rates and thresholds to SDLT. This calculator covers England and Northern Ireland only.
When do I pay stamp duty?
SDLT must be paid and a return filed within 14 days of completing your property purchase. Your solicitor or conveyancer will typically handle the payment on your behalf as part of the completion process.
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