England & Northern Ireland · Property Tax · SDLT

UK Stamp Duty Calculator 2026

Calculate estimated Stamp Duty Land Tax (SDLT) when purchasing a residential property in England or Northern Ireland. Enter the property purchase price to estimate standard residential SDLT using the tax bands in force from 1 April 2025.

Standard residential SDLT estimate Currency: GBP (£) Rates & examples ↓

Your inputs

Enter the purchase price of a standard residential property in England or Northern Ireland. This estimate does not include special reliefs or additional-property surcharges.

Your results

Enter the purchase price and select Calculate to estimate standard residential SDLT.

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What is Stamp Duty Land Tax?

Stamp Duty Land Tax (SDLT) is a property transaction tax that may be payable when buying land or property in England or Northern Ireland.

For residential property purchases, SDLT is generally calculated using progressive tax bands based on the property's purchase price.

Different rules may apply to first-time buyers, additional properties, non-UK resident purchasers and certain types of transactions.

UK Stamp Duty rates for 2026/27

The standard residential SDLT rates used in this calculator are:

Property price band Standard SDLT rate
Up to £125,000 0%
£125,001 to £250,000 2%
£250,001 to £925,000 5%
£925,001 to £1,500,000 10%
Above £1,500,000 12%

SDLT is a marginal tax. Each percentage applies only to the part of the purchase price within that particular band.

Standard nil-rate threshold £125,000

The first £125,000 is charged at 0% for a standard residential purchase.

First taxable band 2%

Applies to the portion between £125,000 and £250,000.

How is Stamp Duty calculated?

The calculator divides the purchase price into tax bands and calculates the amount payable within each band.

  1. Charge 0% on the first £125,000.
  2. Charge 2% on the portion from £125,000 to £250,000.
  3. Charge 5% on the portion from £250,000 to £925,000.
  4. Charge 10% on the portion from £925,000 to £1.5 million.
  5. Charge 12% on the portion above £1.5 million.

The amounts from all relevant bands are then added together to produce the estimated SDLT.

Stamp Duty worked examples

Example 1: £200,000 property

  • First £125,000 at 0%: £0
  • Remaining £75,000 at 2%: £1,500

Estimated SDLT: £1,500

Example 2: £300,000 property

  • First £125,000 at 0%: £0
  • Next £125,000 at 2%: £2,500
  • Remaining £50,000 at 5%: £2,500

Estimated SDLT: £5,000

Example 3: £350,000 property

  • First £125,000 at 0%: £0
  • Next £125,000 at 2%: £2,500
  • Remaining £100,000 at 5%: £5,000

Estimated SDLT: £7,500

Example 4: £500,000 property

  • First £125,000 at 0%: £0
  • Next £125,000 at 2%: £2,500
  • Remaining £250,000 at 5%: £12,500

Estimated SDLT: £15,000

Example 5: £1,000,000 property

  • First £125,000 at 0%: £0
  • Next £125,000 at 2%: £2,500
  • Next £675,000 at 5%: £33,750
  • Remaining £75,000 at 10%: £7,500

Estimated SDLT: £43,750

Stamp Duty relief for first-time buyers

Qualifying first-time buyers in England and Northern Ireland may be eligible for SDLT relief.

Under the first-time buyer relief rules in force from 1 April 2025, eligible purchasers generally pay no SDLT on the first £300,000 of the purchase price.

The portion between £300,000 and £500,000 is charged at 5%. Relief is not available where the purchase price exceeds £500,000.

This standard calculator does not apply first-time buyer relief automatically.

Use the First-Time Buyer Stamp Duty Calculator UK for a qualifying purchase.

Stamp Duty on second homes and additional properties

Buyers purchasing an additional residential property may need to pay higher SDLT rates.

The higher residential rates are generally 5 percentage points above the standard SDLT bands.

These rules commonly affect second homes, holiday homes and buy-to-let purchases.

This calculator does not include the additional-property surcharge.

Use the Second Home Stamp Duty Calculator UK where higher rates apply.

Stamp Duty for non-UK residents

Certain non-UK resident buyers purchasing residential property in England or Northern Ireland may pay an additional 2 percentage-point SDLT surcharge.

The surcharge may apply alongside the higher additional-property rates.

This calculator does not assess non-UK resident status or include that surcharge.

For relevant purchases, use the Non-UK Resident Stamp Duty Calculator .

When should you not rely on the standard SDLT result?

The standard result may not reflect your actual tax liability if the transaction involves any of the following:

  • First-time buyer relief.
  • Second homes or additional dwellings.
  • Non-UK resident surcharges.
  • Corporate or certain trust purchases.
  • Shared ownership or lease transactions.
  • Linked property transactions.
  • Mixed-use or non-residential property.
  • Other special reliefs or exemptions.

Does UK Stamp Duty apply in Scotland and Wales?

Stamp Duty Land Tax applies in England and Northern Ireland.

Scotland uses Land and Buildings Transaction Tax (LBTT). Wales uses Land Transaction Tax (LTT).

Each jurisdiction has different tax rates, thresholds and reliefs.

This calculator should not be used for Scottish or Welsh property purchases.

When do you pay Stamp Duty?

Where an SDLT return is required, it generally must be filed within 14 days of the transaction's effective date, which is commonly completion.

The SDLT payment is generally due by the same deadline. Solicitors and conveyancers often handle this process for property buyers.

How to use this Stamp Duty Calculator

  1. Enter the residential property purchase price.
  2. Select Calculate.
  3. Review the estimated standard SDLT amount.
  4. Check whether any relief or surcharge applies.
  5. Confirm the final tax liability with HMRC or your conveyancer.

Official HMRC Stamp Duty guidance

For official information about SDLT rates, reliefs and deadlines, consult:

The standard residential bands described here took effect from 1 April 2025. Confirm the rates and rules applicable to your transaction date.

Frequently asked questions

What is the Stamp Duty threshold in 2026?

Under the standard residential SDLT rates shown here, the nil-rate threshold is £125,000.

How much Stamp Duty is payable on a £300,000 house?

Standard residential SDLT is estimated at £5,000 before any reliefs or surcharges.

How much Stamp Duty is payable on a £350,000 property?

Standard residential SDLT is estimated at £7,500.

Do first-time buyers pay Stamp Duty?

Qualifying first-time buyers may receive relief on purchases costing £500,000 or less.

Is Stamp Duty higher on second homes?

Yes, higher SDLT rates may apply to qualifying additional residential property purchases.

Do non-UK residents pay extra Stamp Duty?

Certain non-UK resident buyers may be liable for an additional 2 percentage-point surcharge.

When must Stamp Duty be paid?

Where an SDLT return is required, filing and payment are generally due within 14 days of the effective date.

Is this an official HMRC calculator?

No. CalculatorsOnline is an independent website and is not affiliated with HMRC.

First-Time Buyer Stamp Duty Calculator UK Second Home Stamp Duty Calculator UK Non-UK Resident Stamp Duty Calculator LBTT Calculator Scotland 2026/27 Additional Dwelling Supplement Calculator Scotland Land Transaction Tax Calculator Wales Higher Rate LTT Calculator Wales Browse All UK Property Calculators Browse All UK Calculators

Important: This calculator provides an informational estimate of standard residential SDLT in England and Northern Ireland. It does not automatically apply first-time buyer relief, additional-property rates, non-resident surcharges, special transaction reliefs, linked transactions or non-residential rates. Confirm the final liability with HMRC or your conveyancer.

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