Charged in slices
Each rate applies only to the portion of the price within that band, not the whole price.
Stamp duty calculator
Work out your Stamp Duty Land Tax (SDLT) for England and Northern Ireland in seconds. Handles first-time buyer relief, the 5% additional-property surcharge and the non-resident surcharge, with a band-by-band breakdown.
Stamp duty due
England & NIEnter the property price, then calculate.
Your stamp duty and a band-by-band breakdown will appear here.
First-time buyer relief
Nothing up to £300,000, then 5% to £500,000. Relief is lost above £500,000.
Additional property
Second homes and buy-to-lets add a 5% surcharge to every band over £40,000.
Common stamp duty questions
What are the stamp duty rates in 2026?
For standard residential purchases in England and Northern Ireland you pay 0% up to £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. SDLT is charged in slices, so each rate only applies to the portion of the price within that band.
How much stamp duty does a first-time buyer pay?
First-time buyers pay no stamp duty up to £300,000 and 5% on the portion from £300,001 to £500,000. If the purchase price is above £500,000 the relief is withdrawn and standard rates apply to the whole price.
What is the stamp duty surcharge on a second home or buy-to-let?
Buying an additional property such as a second home, holiday home or buy-to-let adds a 5% surcharge on top of the standard rates at every band, where the price is over £40,000. Non-UK residents pay a further 2% surcharge.
Planning a buy-to-let?
Buy-to-let calculatorPair your stamp duty estimate with rent coverage, cashflow and lender stress tests on the buy-to-let mortgage calculator.
Estimates use SDLT rates for England and Northern Ireland in force from 1 April 2025. Scotland uses LBTT and Wales uses LTT, which have different bands. Always confirm the final figure with your conveyancer before completion.