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Stamp duty quick reference
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How stamp duty works in the UK
Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland. It is a progressive tax, meaning different portions of the purchase price are taxed at different rates, similar to income tax bands.
Standard SDLT rates (2026/27)
£125,001 - £250,000 ...... 2%
£250,001 - £925,000 ...... 5%
£925,001 - £1,500,000 .... 10%
Over £1,500,000 ........... 12%
For example, on a £400,000 property you pay nothing on the first £125,000, 2% on the next £125,000 (£2,500), and 5% on the remaining £150,000 (£7,500), giving a total of £10,000.
The temporary nil-rate band of £250,000 expired on 31 March 2025. The thresholds above are the permanent rates that apply from 1 April 2025 onwards.
First-time buyer relief
If you are a first-time buyer purchasing a property for £500,000 or less, you pay nothing on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000, the relief does not apply at all and you pay standard rates from the first pound.
Additional property surcharge
Buying a second home or buy-to-let property incurs a 5% surcharge on top of the standard rates. This surcharge was increased from 3% to 5% from 31 October 2024. The surcharge applies to the entire purchase price, including the portion that would otherwise fall in the 0% band.
When is SDLT due?
You must file a return and pay any SDLT owed within 14 days of completion. Your solicitor or conveyancer will normally handle this on your behalf. Late payment may result in penalties and interest from HMRC.
Worked examples for 2026/27
Each example was run through the calculator above with the inputs shown. All are residential freehold purchases in England by UK residents, with completion in the 2026/27 tax year.
First-time buyers, £350,000 flat
Both buyers have never owned a home anywhere in the world. The first £300,000 is taxed at 0% and the £50,000 above it at 5%, so the bill is £2,500. A buyer who has owned before would pay £7,500 on the same flat.
Moving home, £400,000 house
The old home is sold on the same day the new one completes, so only one property is owned afterwards. 2% on the slice from £125,000 to £250,000 and 5% on the £150,000 above that gives £10,000, an effective rate of 2.50%.
Buy-to-let, £250,000, buyer already owns a home
The 5% surcharge is added to every band, including the first £125,000. The bill is £15,000, against £2,500 for someone buying the same property as their only home.
Rules that change the answer
When the 5% surcharge applies
The higher rates apply when you buy a home for £40,000 or more and will own another residential property worth £40,000 or more anywhere in the world, unless the new one replaces your main home. Married couples and civil partners are treated as one buyer, and if any joint buyer owes the higher rates the whole purchase pays them (HMRC: buying an additional residential property, checked 30 October 2026).
Buying before you sell
If your old main home has not sold by completion, you pay the higher rates at first. You can claim the surcharge back if you sell the previous main home within 36 months of buying the new one.
Buyers from abroad, leases and shared ownership
Buyers who were not in the UK for at least 183 days in the 12 months before the purchase pay a further 2%. New leases pay 1% on any rent value above £125,000. Shared ownership buyers can pay on the full market value once, or in stages (GOV.UK: Stamp Duty Land Tax, checked 30 October 2026). This calculator covers none of these three cases.
Common mistakes
Missing the £500,000 cliff edge. First-time buyer relief is lost completely above £500,000, not just on the excess. At £500,000 a first-time buyer pays £10,000; at £510,000 the standard rates apply and the bill is £15,500.
Claiming relief when one buyer has owned before. Every buyer on the purchase must qualify. If anyone buying with you has ever owned a home anywhere in the world, including a share received by inheritance or gift, the relief is not available. A spouse who is not on the purchase does not count (HMRC manual SDLTM29845, checked 30 October 2026).
Using the wrong tax for the location. SDLT covers England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own bands.
For common price points and the history of the thresholds, see our stamp duty guide.
How this calculator works: it splits the price across the SDLT bands (0%, 2%, 5%, 10% and 12% for standard purchases, or 0% to £300,000 then 5% for first-time buyers up to £500,000) and adds 5% to every band when you tick the additional property box and the price is £40,000 or more. It does not apply the non-resident surcharge, lease rent or reliefs. Rates were last checked against GOV.UK on 30 October 2026. Every source is listed on our methodology page.