Stamp Duty Calculator
Calculate SDLT on property purchases in England and Northern Ireland. Updated for 2026/27.
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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 April 2025 onwards. 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.