Stamp Duty Calculator UK (2026/27)

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.

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.

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%.

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. It also applies automatically when a single transaction includes six or more dwellings (s.116(7) FA 2003 treats the deal as non-residential, with no election needed), which is why the calculator has a six-or-more-dwellings switch: at portfolio scale the non-residential table usually charges far less than residential rates plus the surcharge.

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 (s.53 FA 2003), even if no money changes hands. Switch on the transfer-to-your-own-company mode above and the calculator charges the open-market value you enter instead of a price. The full legal treatment and worked examples are in our guide to SDLT on transferring property to a limited company.