UK Stamp Duty Land Tax (SDLT) Calculator
Calculate how much Stamp Duty you'll need to pay on your property purchase in England and Northern Ireland. Updated for 2025/2026.
Ready to Calculate
Enter your income and details on the left to see a detailed breakdown of your tax liability and take-home pay.
Frequently Asked Questions
How to use this calculator
1. Enter the purchase price of the property.
2. Select your buyer type: First-time buyer, Standard (moving home), or Additional property (second home or buy-to-let).
3. The calculator will instantly show the total Stamp Duty you owe and the total cost of your purchase.
Understanding your results
Property Price: The amount you are paying for the property.
Stamp Duty (SDLT): The tax you must pay to HMRC. The amount depends on the property price and your buyer status.
Total Cost: The property price plus the Stamp Duty tax.
First-Time Buyers (2025/26 rules): Pay no Stamp Duty on properties up to £300,000. For properties between £300,001 and £500,000, you pay 5% on the portion above £300,000. If the price is over £500,000, standard rates apply to the whole amount.
Standard Buyers (2025/26 rules): Pay 0% up to £125,000, 2% on the next £125,000, 5% on the next £675,000, 10% on the next £575,000, and 12% on the rest.
Additional Properties: A 5% surcharge applies on top of the standard rates for second homes and buy-to-let properties (increased from 3% on 31 Oct 2024).
Understanding Stamp Duty Land Tax (SDLT) in the UK
Buying a property is one of the most significant financial transactions you will ever make. Alongside the deposit, mortgage fees, and solicitor costs, you must also factor in Stamp Duty Land Tax (SDLT). This tax is payable to HMRC when you buy property or land over a certain price in England and Northern Ireland.
How Does Stamp Duty Work?
Stamp Duty is a progressive tax, meaning you only pay the specified rate on the portion of the property price that falls within each tax band. It is not a flat rate applied to the entire purchase price. This system is designed to be fairer, ensuring that those buying more expensive properties pay a higher proportion of tax.
The 2025/2026 Stamp Duty Changes
It is crucial to be aware of the changes that came into effect on 1 April 2025. The temporary increases to the nil-rate bands, introduced in 2022, have ended. The thresholds have reverted to their previous, lower levels:
- Standard Buyers: The nil-rate band (the amount you pay 0% tax on) has dropped from £250,000 back down to £125,000.
- First-Time Buyers: The nil-rate band has dropped from £425,000 back down to £300,000. Furthermore, the maximum property price eligible for any first-time buyer relief has decreased from £625,000 to £500,000.
First-Time Buyer Relief
To help people get on the property ladder, the government offers a discount (relief) to first-time buyers. To qualify, you and anyone else you are buying with must never have owned a residential property anywhere in the world.
Under the 2025/2026 rules, if you are a first-time buyer purchasing a property for £500,000 or less, you will pay 0% on the first £300,000 and 5% on the remaining amount up to £500,000. If the property costs more than £500,000, you lose the relief entirely and must pay the standard rates.
The Additional Property Surcharge
If you are buying an additional residential property, such as a buy-to-let investment or a holiday home, you must pay a surcharge on top of the standard Stamp Duty rates. On 31 October 2024, this surcharge was increased from 3% to 5%.
This 5% surcharge applies to the entire purchase price (above £40,000), not just the portion above the standard nil-rate band. This significantly increases the cost of purchasing investment properties.
When and How to Pay
You must file an SDLT return and pay any tax due within 14 days of completing the purchase of your property. In almost all cases, your solicitor or conveyancer will handle this for you. They will calculate the tax, collect the money from you before completion, and submit the return and payment to HMRC on your behalf.