Stamp Duty Calculator
Free UK stamp duty calculator — instant SDLT calculation 2026
Enter a property price and this works out the Stamp Duty Land Tax due on it, using 2026 rates for England and Northern Ireland, with a band-by-band breakdown so you can see how the bill is built up. It handles the three situations that change what you pay: first-time buyers, people moving home, and anyone buying an additional property.
Property Details
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Band Breakdown
| Band | Rate | Taxable Amount | Tax |
|---|
💷 How Much Stamp Duty Will I Pay?
Stamp duty on common UK property prices (2026 rates). Enter your exact price in the calculator above for a precise figure.
| Property Price | Home Mover | First-Time Buyer | Additional Property |
|---|---|---|---|
| £150,000 | £500 | £0 | £8,000 |
| £200,000 | £1,500 | £0 | £11,500 |
| £250,000 | £2,500 | £0 | £15,000 |
| £270,000 | £3,500 | £0 | £17,000 |
| £300,000 | £5,000 | £0 | £20,000 |
| £350,000 | £7,500 | £2,500 | £25,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £450,000 | £12,500 | £7,500 | £35,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £600,000 | £20,000 | £20,000 | £50,000 |
| £750,000 | £27,500 | £27,500 | £65,000 |
Home Mover = standard residential rates. First-Time Buyer = with FTB relief (main residence). Additional Property = includes the 5% second-home surcharge. Figures are estimates — use the calculator for your exact amount.
How stamp duty is actually charged
Stamp duty is a slice tax, not an all-or-nothing one — a point that catches out a lot of buyers. You don't pay a single percentage on the whole price; instead each band of the price is charged at its own rate, in the same way income tax works. So a house just over a threshold doesn't suddenly cost thousands more in tax; only the pounds above the threshold are charged at the higher rate.
First-time buyers get a more generous starting threshold, which can wipe out the bill entirely on lower-priced homes, while anyone buying a second home or a buy-to-let pays a surcharge across every band. Scotland and Wales run their own systems (LBTT and LTT) with different thresholds, so this calculator covers England and Northern Ireland specifically.
❓ Frequently Asked Questions
How much stamp duty will I pay on a £270,000 house? ▼
On a £270,000 property at standard (home mover) rates you'll pay £3,500 in stamp duty: 0% on the first £125,000, 2% on £125,001–£250,000 (£2,500), and 5% on the final £20,000 (£1,000). A first-time buyer pays £0. An additional-property buyer pays £17,000 (including the 5% surcharge).
How much stamp duty do I pay in 2025? ▼
From April 2025, the standard residential rates are: 0% up to £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; 12% above £1.5m. Each rate only applies to the portion of the price in that band, not the whole amount.
Do first-time buyers pay stamp duty? ▼
First-time buyers get relief from April 2025: 0% on the first £300,000, then 5% from £300,001 to £500,000. For properties above £500,000, standard rates apply with no first-time buyer relief. This relief applies to properties used as a main residence.
What is the additional property surcharge? ▼
If you're buying a second home, buy-to-let property, or any additional residential property, a 3% surcharge applies on top of the standard rates across all bands. This applies even if you're a first-time buyer purchasing an additional property.
Is stamp duty the same across the whole UK? ▼
No — SDLT applies only in England and Northern Ireland. Scotland has Land and Buildings Transaction Tax (LBTT) with different bands. Wales has Land Transaction Tax (LTT) with its own rates. This calculator covers England and Northern Ireland (SDLT) only.
When do I have to pay stamp duty? ▼
SDLT must be paid within 14 days of completing a property purchase in England or Northern Ireland. Your solicitor or conveyancer normally handles the payment on your behalf as part of the completion process.
What is stamp duty? ▼
Stamp duty (officially Stamp Duty Land Tax, or SDLT) is a UK government tax paid when you buy a property above a certain price in England or Northern Ireland. The amount depends on the property price, buyer type, and price bands. Use our free stamp duty calculator above to find out exactly how much you will owe.
How is stamp duty calculated in the UK? ▼
SDLT is calculated in bands — similar to income tax. You pay each rate only on the portion of the price in that band. For example, on a £300,000 purchase (standard rates): 0% on first £125,000 (£0) + 2% on £125,001–£250,000 (£2,500) + 5% on £250,001–£300,000 (£2,500) = £5,000 total. Our UK stamp duty calculator does this in seconds.
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