💷Tax & FinanceFreeEngland · Scotland · Wales · NI

Stamp Duty Calculator

Calculate Stamp Duty Land Tax (SDLT) for your property purchase in England.

Last updated: 6 April 2026Last reviewed: 6 April 2026How we verify

Updated for the 2026/27 UK tax year.

About the Stamp Duty Calculator

Stamp Duty Land Tax (SDLT) is the property purchase tax in England and Northern Ireland. From April 2025, the residential bands are: 0% on the first £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5m, and 12% above £1.5m. First-time buyers get nil-rate up to £300,000 and 5% from £300,001 to £500,000 — but this relief disappears entirely if the property costs over £500,000. Buyers of additional properties (second homes, buy-to-let) pay an extra 5% surcharge on every band, raised from 3% in the October 2024 Budget. Non-UK residents add a further 2% surcharge on top. Scotland replaced SDLT with Land and Buildings Transaction Tax (LBTT) in 2015: 0% to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000, 12% above. Scottish first-time buyers get a £175,000 nil-rate band. The Additional Dwelling Supplement (ADS) is 8% (raised from 6% in December 2024). Wales has Land Transaction Tax (LTT): 0% to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5m, 12% above. There is no first-time buyer relief in Wales — but the £225,000 nil-rate is the most generous in the UK. The higher-rate LTT for additional properties adds 5 percentage points to every band. This calculator picks the correct regime automatically based on the property location and applies any first-time buyer relief, additional property surcharge or non-resident surcharge. It also flags the 14-day SDLT filing deadline (30 days for LBTT, 30 days for LTT) and shows the effective rate on the total price. What it does not cover: leasehold premiums combined with annual rent (which use a Net Present Value calculation), mixed-use commercial-residential property (taxed under non-residential rates 0%/2%/5%), multiple dwellings relief (still available in Scotland and Wales but abolished in England from June 2024), shared ownership staircasing, and the Annual Tax on Enveloped Dwellings (ATED) for corporate-held residential property over £500,000. For mortgage planning around the property cost, use our Mortgage Affordability and Buy-to-Let calculators.

How to use this calculator

Pick the country
Choose England/Northern Ireland (SDLT), Scotland (LBTT) or Wales (LTT). Each uses different thresholds, rates and first-time buyer rules — the calculator picks the right regime automatically.
Enter the purchase price
Type the agreed purchase price. For new-build with deposit-paid extras or part-exchange, use the official property price (not the discounted figure) — HMRC and Revenue Scotland calculate from market value.
Tick first-time buyer if applicable
England/NI: up to £500,000 with full nil-rate to £300,000. Scotland: £175,000 nil-rate. Wales: no FTB relief. You and any joint buyer must never have owned UK or overseas property.
Add the additional-property flag if needed
Buying a second home, holiday let or buy-to-let triggers the 5% surcharge in England/NI, 8% ADS in Scotland, and +5% in Wales. The surcharge applies to the full price, not just the portion above thresholds.
Read tax, effective rate and deadline
See the tax due, average effective rate, and how many days you have to file (14 in England, 30 in Scotland/Wales). Your conveyancer normally files and pays from completion funds.

What this calculator does NOT include

LBTT (Scotland — use regional toggle on the main page)
LTT (Wales — use regional toggle)
Mixed-use property (commercial + residential)
Multiple Dwellings Relief (abolished June 2024)
Connected company purchases (15% flat rate)

Common mistakes to avoid

Forgetting that the Personal Allowance tapers at £1 per £2 above £100,000 income — creates 60% effective marginal rate up to £125,140 (67.5% in Scotland).
Not adding student loan repayment — adds 9% (Plans 1/2/4/5) or 6% (Postgrad) above the plan-specific threshold on top of tax + NI.
Assuming Scottish bands match rUK — Scotland has 6 bands (19/20/21/42/45/48%) with the higher rate kicking in at £43,663 (not £50,270).
Using gross figures for pension contributions when sacrificed via payroll — salary sacrifice reduces taxable income at source, simplifying the maths.

Sources & references

gov.uk — Income Tax rates and Personal Allowances
gov.uk — National Insurance rates
gov.uk — Capital Gains Tax rates
gov.uk — Inheritance Tax
gov.uk — VAT rates
CalcHub Methodology — how we calculate and cross-check figures

Key UK facts for 2026/27

UK Stamp Duty Land Tax (SDLT) in England for 2026/27: 0% on the first £250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5 million; 12% above £1.5 million. Source: gov.uk/stamp-duty-land-tax.
First-time buyers in England pay no SDLT on the first £300,000 (from April 2025, reduced from £425,000), with 5% on the portion between £300,001 and £500,000. The previous higher threshold was in place until 31 March 2025. Source: gov.uk/stamp-duty-land-tax.
Buyers of additional residential property in England pay a 5% SDLT surcharge on every band from October 2024, in addition to standard rates — raising the effective rate on a £400,000 second home to 10%+ on the relevant portion. Source: gov.uk/stamp-duty-land-tax.
Scotland uses Land and Buildings Transaction Tax (LBTT); Wales uses Land Transaction Tax (LTT) — both have different rates and thresholds to England's SDLT. Source: revenue.scot / gov.wales.

Frequently Asked Questions

How is stamp duty calculated in England?

Stamp duty is calculated on a tiered basis. You pay 0% on the first £125,000, 2% on £125,001-£250,000, 5% on £250,001-£925,000, 10% on £925,001-£1,500,000, and 12% above £1,500,000 (2025 rates) — pair this with our Mortgage calculator to see your full purchase cost.

Do first-time buyers pay stamp duty?

First-time buyers pay 0% on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000, standard rates apply — check what you can borrow with the Mortgage Affordability calculator.

Is there extra stamp duty for buy-to-let or second homes?

Yes. An additional 5% surcharge applies to all purchases of additional residential properties, including buy-to-let and second homes, making it a total of 5%-17% depending on the price band.

Show 7 more questions

When must I pay stamp duty?

SDLT must be filed and paid within 14 days of completion in England and Northern Ireland. LBTT in Scotland and LTT in Wales must be filed and paid within 30 days. In practice your conveyancer files the return and pays from completion funds at the same time as registering the transfer with the Land Registry. Late filing triggers £100 penalties plus interest.

Are non-UK residents charged extra stamp duty?

Yes in England and Northern Ireland — a further 2% surcharge applies to non-UK resident buyers of residential property, on top of any additional property surcharge. The test is based on days present in the UK in the 12 months before completion. Wales and Scotland do not currently have a non-resident surcharge, though residence-based rules may evolve.

Does stamp duty apply to commercial property?

Yes, but at different rates. Non-residential SDLT in England/NI is 0% to £150,000, 2% to £250,000, then 5%. Mixed-use property (residential plus shop or office) also uses non-residential rates, often making it cheaper than residential. LBTT and LTT have their own non-residential bands. Leasehold premiums combined with rent use a Net Present Value calculation.

How is first-time buyer status defined?

You must never have owned a freehold or leasehold interest in a residential property anywhere in the world — including inheritance, gifts and overseas property. Joint buyers must all qualify. Buying through a company does not qualify. The relief applies to purchases up to £500,000 in England/NI, £175,000 in Scotland. There is no first-time buyer relief in Wales.

Can I claim a refund if I sell my previous home?

Yes. If you bought a new home before selling the old one and paid the additional property surcharge, you can claim a refund once you sell the previous main residence within 3 years (sometimes longer in exceptional cases). Apply via gov.uk within 12 months of selling. The refund is the entire surcharge — typically thousands of pounds.

Is stamp duty payable on inherited property?

No. Inheriting property does not trigger SDLT, LBTT or LTT, regardless of value. However, the inherited property counts as a property you own when you next buy — so buying a new home while still owning the inheritance can trigger the additional property surcharge. Inheritance Tax may apply to the estate separately, even if no purchase tax does.

How does stamp duty work for shared ownership?

You can choose between paying SDLT on the full market value upfront (a "market value election", which means no further SDLT on staircasing up to 80%), or paying SDLT in stages as you buy each share. The market value election is often cheaper for first-time buyers using the FTB relief on small initial shares of expensive properties, but locks in the rate based on current value.

Using this calculator (UK)

Show 4 more questions

How do I know which rate table (SDLT, LBTT or LTT) applies to me?

This depends on where the property is located, not where you live: England and Northern Ireland use Stamp Duty Land Tax (SDLT), Scotland uses Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). Select the region the property is in on the Stamp Duty Calculator — each has different bands, and first-time buyer or additional-property surcharges also vary between the three systems.

Do I qualify for first-time buyer relief?

In England and Northern Ireland you generally qualify if neither you nor anyone else you're buying with has ever owned a residential property anywhere in the world, and the property is your only or main home. Scotland (LBTT) and Wales (LTT) have their own first-time buyer rules and thresholds, which don't always mirror the England/NI relief exactly — check the region-specific guidance before assuming eligibility, and tick the first-time buyer option on the Stamp Duty Calculator only if you meet the test for that region.

Does Northern Ireland use different property tax rules?

For Income Tax and National Insurance, Northern Ireland follows the same rates as England and Wales. For property transaction taxes it is different again: England and Northern Ireland both use Stamp Duty Land Tax (SDLT), while Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — each with its own bands, so always select the correct region on property calculators.

Which region should I select — England, Scotland, Wales or Northern Ireland?

Select the country where you are classed as a taxpayer, which is usually where you live (not necessarily where you work). This is shown on your tax code: an "S" prefix means Scottish taxpayer, a "C" prefix means Welsh taxpayer, and no prefix (or an "NI" reference on some documents) generally means the rest-of-UK rates apply, which also cover Northern Ireland for Income Tax purposes.

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Disclaimer: All results are estimates for guidance only and do not constitute financial, tax or legal advice. Always consult a qualified professional.

About the author

Emma Clarke

UK Tax Writer

Emma Clarke has been writing about UK personal tax since 2018, with a particular focus on Self Assessment, PAYE coding and the practical mechanics of how HMRC actually applies the rules to ordinary salaries. Her work concentrates on translating the dense language of HMRC manuals and Finance Act schedules into worked examples that show, pound by pound, how income tax and National Insurance reduce a gross salary to the figure that lands in a UK bank account. Emma covers the full PAYE lifecycle: tax codes (1257L, BR, K codes, emergency codes), the Marriage Allowance, the High Income Child Benefit Charge, salary sacrifice arrangements and their effect on pensionable pay, the Apprenticeship Levy, and the differences between the rUK and Scottish income-tax regimes. She is particularly interested in the edge cases that catch PAYE employees out — the £100,000 personal-allowance taper, the 60% effective marginal rate it creates, and the interaction between student-loan plans and pension contributions. Every figure in Emma's articles is verified against the current HMRC rates pages and worked through a Self Assessment calculation by hand before publication. She writes to CalcHub's editorial standards: primary-source citations, plain English, no promotional language, and clear "this is general information, not financial advice" disclaimers where appropriate.

Personal-finance writer since 2018
UK tax specialism — PAYE, Self Assessment, National Insurance
Writes to CalcHub editorial standards (primary-source citation, annual review)

income-taxself-assessmentpayenational-insurancetax-codessalary-sacrificestudent-loansscottish-income-tax

💷Tax & FinanceFreeEngland · Scotland · Wales · NI

Stamp Duty Calculator

Calculate Stamp Duty Land Tax (SDLT) for your property purchase in England.

Last updated: 6 April 2026Last reviewed: 6 April 2026How we verify

Updated for the 2026/27 UK tax year.

About the Stamp Duty Calculator

How to use this calculator

Pick the country
Choose England/Northern Ireland (SDLT), Scotland (LBTT) or Wales (LTT). Each uses different thresholds, rates and first-time buyer rules — the calculator picks the right regime automatically.
Enter the purchase price
Type the agreed purchase price. For new-build with deposit-paid extras or part-exchange, use the official property price (not the discounted figure) — HMRC and Revenue Scotland calculate from market value.
Tick first-time buyer if applicable
England/NI: up to £500,000 with full nil-rate to £300,000. Scotland: £175,000 nil-rate. Wales: no FTB relief. You and any joint buyer must never have owned UK or overseas property.
Add the additional-property flag if needed
Buying a second home, holiday let or buy-to-let triggers the 5% surcharge in England/NI, 8% ADS in Scotland, and +5% in Wales. The surcharge applies to the full price, not just the portion above thresholds.
Read tax, effective rate and deadline
See the tax due, average effective rate, and how many days you have to file (14 in England, 30 in Scotland/Wales). Your conveyancer normally files and pays from completion funds.

What this calculator does NOT include

LBTT (Scotland — use regional toggle on the main page)
LTT (Wales — use regional toggle)
Mixed-use property (commercial + residential)
Multiple Dwellings Relief (abolished June 2024)
Connected company purchases (15% flat rate)

Common mistakes to avoid

Forgetting that the Personal Allowance tapers at £1 per £2 above £100,000 income — creates 60% effective marginal rate up to £125,140 (67.5% in Scotland).
Not adding student loan repayment — adds 9% (Plans 1/2/4/5) or 6% (Postgrad) above the plan-specific threshold on top of tax + NI.
Assuming Scottish bands match rUK — Scotland has 6 bands (19/20/21/42/45/48%) with the higher rate kicking in at £43,663 (not £50,270).
Using gross figures for pension contributions when sacrificed via payroll — salary sacrifice reduces taxable income at source, simplifying the maths.

Sources & references

gov.uk — Income Tax rates and Personal Allowances
gov.uk — National Insurance rates
gov.uk — Capital Gains Tax rates
gov.uk — Inheritance Tax
gov.uk — VAT rates
CalcHub Methodology — how we calculate and cross-check figures

Key UK facts for 2026/27

UK Stamp Duty Land Tax (SDLT) in England for 2026/27: 0% on the first £250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5 million; 12% above £1.5 million. Source: gov.uk/stamp-duty-land-tax.
First-time buyers in England pay no SDLT on the first £300,000 (from April 2025, reduced from £425,000), with 5% on the portion between £300,001 and £500,000. The previous higher threshold was in place until 31 March 2025. Source: gov.uk/stamp-duty-land-tax.
Buyers of additional residential property in England pay a 5% SDLT surcharge on every band from October 2024, in addition to standard rates — raising the effective rate on a £400,000 second home to 10%+ on the relevant portion. Source: gov.uk/stamp-duty-land-tax.
Scotland uses Land and Buildings Transaction Tax (LBTT); Wales uses Land Transaction Tax (LTT) — both have different rates and thresholds to England's SDLT. Source: revenue.scot / gov.wales.

Frequently Asked Questions

How is stamp duty calculated in England?

Do first-time buyers pay stamp duty?

Is there extra stamp duty for buy-to-let or second homes?

Yes. An additional 5% surcharge applies to all purchases of additional residential properties, including buy-to-let and second homes, making it a total of 5%-17% depending on the price band.

Show 7 more questions

When must I pay stamp duty?

Are non-UK residents charged extra stamp duty?

Does stamp duty apply to commercial property?

How is first-time buyer status defined?

Can I claim a refund if I sell my previous home?

Is stamp duty payable on inherited property?

How does stamp duty work for shared ownership?

Using this calculator (UK)

Show 4 more questions

How do I know which rate table (SDLT, LBTT or LTT) applies to me?

Do I qualify for first-time buyer relief?

Does Northern Ireland use different property tax rules?

Which region should I select — England, Scotland, Wales or Northern Ireland?

Related Calculators

Calculate your Mortgage

Calculate monthly mortgage payments, total interest, and full repayment cost.

Mortgage Affordability tool

Find out how much you could borrow based on your income and outgoings.

Remortgage Calculator

Compare your current mortgage deal with a new rate to see monthly savings, total interest saved, and whether remortgaging makes sense.

Calculate your Buy-to-Let

Analyse the profitability of a buy-to-let investment including tax and costs.

Stamp Duty Explained: SDLT, LBTT & LTTProperty
First-Time Buyer UK: Complete GuideProperty
Buy-to-Let UK 2025Property

Calculator collections featuring this tool

For Landlords

Quick examples

Worked SDLT for common house prices.

Latest from the blog

All articles →

Disclaimer: All results are estimates for guidance only and do not constitute financial, tax or legal advice. Always consult a qualified professional.

About the author

Emma Clarke

UK Tax Writer

Personal-finance writer since 2018
UK tax specialism — PAYE, Self Assessment, National Insurance
Writes to CalcHub editorial standards (primary-source citation, annual review)

income-taxself-assessmentpayenational-insurancetax-codessalary-sacrificestudent-loansscottish-income-tax

Tax

Mortgage & Property

Salary & Savings

Stamp Duty Calculator

About the Stamp Duty Calculator

How to use this calculator

What this calculator does NOT include

Common mistakes to avoid

Sources & references

Key UK facts for 2026/27

Frequently Asked Questions

Using this calculator (UK)

Related Calculators

Calculator collections featuring this tool

Quick examples

See also

Latest from the blog

Bank of Mum and Dad: Gifted Deposit Tax Rules 2026/27

SDLT 5% Surcharge on Second Homes: The Additional Dwelling Supplement Explained

Leasehold Reform Act 2024: Ground Rent Ban, Commonhold and What Leaseholders Must Know

Stamp Duty Calculator

About the Stamp Duty Calculator

How to use this calculator

What this calculator does NOT include

Common mistakes to avoid

Sources & references

Key UK facts for 2026/27

Frequently Asked Questions

Using this calculator (UK)

Related Calculators

Calculator collections featuring this tool

Quick examples

See also

Latest from the blog

Bank of Mum and Dad: Gifted Deposit Tax Rules 2026/27

SDLT 5% Surcharge on Second Homes: The Additional Dwelling Supplement Explained

Leasehold Reform Act 2024: Ground Rent Ban, Commonhold and What Leaseholders Must Know

Stamp Duty Calculator

About the Stamp Duty Calculator

How to use this calculator

What this calculator does NOT include

Common mistakes to avoid

Sources & references

Key UK facts for 2026/27

Frequently Asked Questions

Using this calculator (UK)

Related Calculators

Further Reading

Calculator collections featuring this tool

Quick examples

See also

Latest from the blog

Bank of Mum and Dad: Gifted Deposit Tax Rules 2026/27

SDLT 5% Surcharge on Second Homes: The Additional Dwelling Supplement Explained

Leasehold Reform Act 2024: Ground Rent Ban, Commonhold and What Leaseholders Must Know

Stamp Duty Calculator

About the Stamp Duty Calculator

How to use this calculator

What this calculator does NOT include

Common mistakes to avoid

Sources & references

Key UK facts for 2026/27

Frequently Asked Questions

Using this calculator (UK)

Related Calculators

Further Reading

Calculator collections featuring this tool

Quick examples

See also

Latest from the blog

Bank of Mum and Dad: Gifted Deposit Tax Rules 2026/27

SDLT 5% Surcharge on Second Homes: The Additional Dwelling Supplement Explained

Leasehold Reform Act 2024: Ground Rent Ban, Commonhold and What Leaseholders Must Know