Stamp Duty Calculator UK (2026/27)
Work out how much stamp duty you pay on a property in England & Northern Ireland. Put in your price, tick the boxes for an additional property, a first-time buyer or a non-UK resident, and the calculator gives you the figure and your effective rate.
Stamp Duty (SDLT) Calculator
Work out the Stamp Duty Land Tax on a property purchase, including the 5% additional-dwelling surcharge for buy-to-lets and second homes. England & Northern Ireland.
Buying in Scotland or Wales? Different taxes apply (LBTT and LTT). This tool covers England & Northern Ireland only.
An estimate based on current rates. Reliefs and edge cases (mixed-use, six-or-more dwellings, uninhabitable property) can change the figure. We can confirm your exact position.
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Check your stamp duty
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How much is stamp duty?
On a standard home you pay nothing on the first £125,000, then 2%, 5%, 10% and 12% on the slices above it. These are the 2026/27 rates for England and Northern Ireland.
| Portion of the price | You pay | With the 5% surcharge |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
The calculator applies exactly these bands slice by slice, adds any surcharge you tick, and shows you the total and the effective rate across the whole price.
Stamp duty on a second home
You pay 5% extra on the whole price when you buy an additional residential property, on top of the standard rates in the table above. It applies to a second home, a holiday home and a buy-to-let alike, and it starts from the first pound rather than from £125,000.
Tick the “additional property” box in the calculator and it works the surcharge out for you, showing it as a separate line under the total so you can see what the second home is costing you.
On a £300,000 second home you pay £5,000 of standard stamp duty (2% of the £125,000 between £125,000 and £250,000, then 5% of the £50,000 above it) plus £15,000 of surcharge, so £20,000 in total, an effective rate of 6.7%.
If you bought the new home before selling your old one, you may be able to claim the surcharge back when the old home sells, provided that happens within three years.
Stamp duty rates in England and Northern Ireland
The SDLT rates above are the current UK stamp duty rates for England and Northern Ireland, and they have applied since 1 April 2025. Northern Ireland is not devolved for this tax, so a buyer in Belfast uses the same table as a buyer in Birmingham.
Scotland and Wales are different. Scotland charges Land and Buildings Transaction Tax with an 8% additional dwelling supplement, and Wales charges Land Transaction Tax with its own higher rates rather than a flat surcharge. Use the LBTT calculator for Scotland or the LTT calculator for Wales if you are buying there, because this tool will give you the wrong number.
Buying from abroad adds another 2% on the whole price. That non-resident surcharge stacks on top of the standard rates and the second-home surcharge, so a non-resident buying a second home in England pays the standard bands plus 7%.
Stamp duty for limited companies and non-residential property
A limited company pays the standard bands plus the 5% surcharge on every residential purchase, with no starting allowance, so tick the additional property box when you price a company deal. A company buying a single dwelling for more than £500,000 can instead face a 17% flat rate, though a genuine property-letting business is relieved from it and pays the normal bands plus the surcharge. The calculator does not model that flat rate.
Stamp duty on non-residential property runs on a different table entirely: 0% up to £150,000, 2% from £150,001 to £250,000 and 5% above £250,000, with no additional-property surcharge. That table covers shops, offices, land and mixed-use buildings, so a purchase of business property will not match the figure this calculator gives you.
Moving a property you already own into your own company is a purchase for stamp duty, charged on market value rather than on what you pay yourself. The cost of that move is set out in our guide to SDLT on transferring property to a limited company.
Stamp duty for first-time buyers
You pay nothing on the first £300,000 and 5% on the slice from £300,000 to £500,000, and you lose the relief entirely once the price passes £500,000. Tick the first-time buyer box above, or use the first-time buyer stamp duty calculator if that is the only figure you need.
Buying a property? Get the tax right from the start.
Stamp duty is only the first tax decision. We help landlords and investors structure purchases tax-efficiently, checking surcharge-refund routes, weighing incorporation, and planning the ongoing tax on the property. Tell us about your purchase for a no-obligation review.
Stamp duty calculator: common questions
- How much stamp duty will I pay?
- On a standard home in England or Northern Ireland you pay nothing on the first £125,000, 2% on the slice from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1,500,000 and 12% above that. Enter your price in the calculator above and it gives you the figure and the effective rate.
- How much is stamp duty on a second home?
- You pay a 5% surcharge on the whole price on top of the standard rates. On a £300,000 second home that is £5,000 of standard stamp duty plus £15,000 of surcharge, so £20,000 in total. Tick the additional property box in the calculator and it adds the surcharge for you.
- Do first-time buyers pay stamp duty?
- Not on the first £300,000. First-time buyers pay 0% up to £300,000 and 5% on the slice from £300,000 to £500,000. Once the price passes £500,000 the relief is withdrawn completely and you pay standard rates on the whole price.
- What are the stamp duty thresholds for 2026/27?
- The nil-rate threshold is £125,000 for a standard purchase and £300,000 for a first-time buyer. The other thresholds are £250,000, £925,000 and £1,500,000, and each rate applies only to the slice of the price inside its band.
- Is stamp duty different in Scotland and Wales?
- Yes. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with their own bands and their own additional-property rules. This calculator covers England and Northern Ireland only, so use the LBTT or LTT calculator if you are buying there.
- Can I use this as an SDLT calculator for a limited company?
- Yes, for a normal buy-to-let purchase by a property-letting company. Tick the additional property box, because a company pays the 5% surcharge on every residential purchase with no starting allowance. The calculator does not model the 17% flat rate that can hit a company buying a dwelling over £500,000 where no letting relief applies.
- Do non-UK residents pay extra stamp duty?
- Yes, a further 2% on the whole price on top of the standard rates and any second-home surcharge. Tick the non-UK resident box and the calculator adds it.
- When do you pay stamp duty?
- The return and the payment are both due within 14 days of completion. Your conveyancer normally files it, but the responsibility for getting it right sits with you as the buyer.
Related calculators and rate tables
- Buying your first home? Use the first-time buyer SDLT calculator.
- Buying in Scotland? Land and Buildings Transaction Tax applies instead, so use the LBTT calculator.
- Buying in Wales? Land Transaction Tax applies, so use the LTT calculator.
- Every current threshold, band and surcharge is set out on our UK property tax rates page.
- Weighing up how the purchase should be owned? Speak to a specialist property accountant.
Stamp Duty Land Tax is charged under the Finance Act 2003. The figure here is an estimate: reliefs and edge cases (mixed-use, six or more dwellings, uninhabitable property) can change it, and we can confirm your exact position before you exchange.