Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland above a certain price threshold. The amount you owe depends on the purchase price, whether you are a first-time buyer, and whether you already own another residential property. Use our calculator below to get an instant, accurate figure for your specific situation.
Calculate Your Stamp Duty
2026 Stamp Duty Rates for England & Northern Ireland
SDLT is calculated on a tiered basis, meaning you only pay each rate on the portion of the purchase price that falls within that band — similar to how income tax works. Here are the current rates:
Standard Rates
| Property Price Band | SDLT Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £500,000 | 5% |
| £500,001 to £925,000 | 10% |
| £925,001 to £1,500,000 | 12% |
| Above £1,500,000 | 15% |
First-Time Buyer Rates
First-time buyers benefit from reduced rates on properties up to £500,000. If the property costs more than £500,000, the standard rates apply on the full amount (the relief is lost entirely).
| Property Price Band | SDLT Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
Additional Property Surcharge
If you already own a residential property anywhere in the world and you are buying an additional one (including buy-to-let properties and second homes), you must pay a 5% surcharge on top of the standard rates. This surcharge applies to every band, including the zero-rate band.
| Property Price Band | Standard Rate | With 5% Surcharge |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £500,000 | 5% | 10% |
| £500,001 to £925,000 | 10% | 15% |
| £925,001 to £1,500,000 | 12% | 17% |
| Above £1,500,000 | 15% | 20% |
Stamp Duty Examples
To illustrate how the tiered system works, here are some common scenarios:
£250,000 property — Standard buyer
0% on the first £125,000 = £0
2% on the next £125,000 (£125,001 to £250,000) = £2,500
Total SDLT: £2,500 (effective rate: 1.0%)
£350,000 property — First-time buyer
0% on the first £300,000 = £0
5% on the next £50,000 (£300,001 to £350,000) = £2,500
Total SDLT: £2,500 (effective rate: 0.71%)
£350,000 property — Standard buyer
0% on the first £125,000 = £0
2% on the next £125,000 (£125,001 to £250,000) = £2,500
5% on the next £100,000 (£250,001 to £350,000) = £5,000
Total SDLT: £7,500 (effective rate: 2.14%)
£350,000 property — Additional property
5% on the first £125,000 = £6,250
7% on the next £125,000 (£125,001 to £250,000) = £8,750
10% on the next £100,000 (£250,001 to £350,000) = £10,000
Total SDLT: £25,000 (effective rate: 7.14%)
Scotland and Wales: Different Tax Systems
It is important to note that SDLT applies only to England and Northern Ireland. If you are buying property in Scotland or Wales, a different tax applies:
Scotland — Land and Buildings Transaction Tax (LBTT)
Scotland replaced stamp duty with LBTT in 2015. The rates and thresholds are set by the Scottish Government and differ from SDLT. The current zero-rate band in Scotland is £145,000 for standard buyers (or £175,000 for first-time buyers). Scotland also has its own additional dwelling supplement (ADS) of 6% for additional properties.
Wales — Land Transaction Tax (LTT)
Wales introduced LTT in 2018, replacing stamp duty. Welsh rates are set by the Welsh Government. The current zero-rate band in Wales is £225,000, with a higher-rate surcharge of 4% for additional properties. Wales does not offer specific first-time buyer relief within LTT.
When and How to Pay Stamp Duty
Stamp duty must be paid within 14 days of completion — the date the property legally becomes yours. In practice, your solicitor or conveyancer handles this as part of the conveyancing process. They will:
- Calculate the SDLT due based on the purchase price and your circumstances
- Collect the funds from you (usually included in the completion statement alongside the deposit and other costs)
- File the SDLT return with HMRC
- Pay the tax on your behalf
Even if no tax is due (for example, the property is under £125,000 or you qualify for full first-time buyer relief), an SDLT return must still be filed if the purchase price is £40,000 or more.
Ways to Reduce Your Stamp Duty Bill
While stamp duty is a legal obligation, there are legitimate strategies to manage the cost:
- Negotiate the purchase price. A lower agreed price means less stamp duty. Even a small reduction can make a difference, especially near a threshold.
- Claim first-time buyer relief. If you qualify, this can save thousands. Ensure your solicitor applies the correct relief on the SDLT return.
- Separate fixtures and fittings. Items like curtains, carpets, and freestanding appliances are not subject to SDLT. If the seller includes these in the price, ask for them to be listed separately in the contract (at fair market value).
- Claim the surcharge refund. If you paid the additional property surcharge but sold your previous main residence within 36 months, apply to HMRC for a refund.
- Transfer between spouses. Transfers of property between married couples or civil partners are generally exempt from SDLT.
Frequently Asked Questions
How much is stamp duty in 2026?
In England and Northern Ireland, SDLT in 2026 is charged on a tiered basis: 0% on the first £125,000, 2% on £125,001 to £250,000, 5% on £250,001 to £500,000, 10% on £500,001 to £925,000, 12% on £925,001 to £1,500,000, and 15% above £1,500,000. First-time buyers pay 0% up to £300,000 and 5% on £300,001 to £500,000.
Do first-time buyers pay stamp duty?
First-time buyers in England and Northern Ireland pay no stamp duty on properties up to £300,000. For properties between £300,001 and £500,000, they pay 5% only on the portion above £300,000. Properties over £500,000 do not qualify for relief and are taxed at standard rates.
What is the additional property surcharge?
If you already own a residential property and are buying an additional one (such as a buy-to-let or second home), you pay a 5% surcharge on top of the standard SDLT rates on all bands. This applies to the entire purchase price and significantly increases the tax payable.
Is stamp duty different in Scotland and Wales?
Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) with different rates and thresholds. Wales uses Land Transaction Tax (LTT), also with its own rate structure. This calculator covers SDLT, which applies only to England and Northern Ireland.
When do I pay stamp duty?
Stamp duty must be paid within 14 days of completion. Your solicitor or conveyancer typically handles the payment and filing of the SDLT return on your behalf as part of the conveyancing process.
Can I add stamp duty to my mortgage?
Most lenders do not allow you to add stamp duty to your mortgage. It must be paid from your own funds at completion. Budget for stamp duty separately from your deposit and factor it into your total purchase costs.
Related Guides
- Mortgage Calculator — calculate your monthly repayments
- How Much Can I Borrow? — affordability calculator
- First-Time Buyer Guide 2026 — complete guide to buying your first home
- Mortgage Fees Explained — all costs beyond stamp duty
- How Much Deposit Do I Need? — deposit requirements and sources