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Stamp Duty Calculator UK 2026

SDLT England & Northern Ireland — standard, first-time buyer & additional property rates

Property Purchase Price (£)

Buyer Type

Location

Property Price£400,000

Total Stamp Duty—

Effective Tax Rate—

Total Cost (Price + SDLT)—

Due within14 days of completion

Property Price

SDLT

The April 2025 Change That Caught 100,000 Buyers Off Guard

From September 2022 to March 2025, UK buyers enjoyed a temporary stamp duty cut — the nil-rate threshold was raised to £250,000 (from £125,000) and first-time buyers paid nothing up to £425,000. On April 1, 2025, those thresholds reverted to the original lower levels. A first-time buyer who completed on a £400,000 flat in March 2025 paid £0 in stamp duty. The same buyer completing in April 2025 paid £5,000. Same flat, one month difference. This calculator uses the permanent rates now in force from April 2025, which are the same rates that apply throughout 2026.

Current SDLT Rates — England & Northern Ireland 2026

Standard Residential (Main Home):

Property Price Portion	SDLT Rate	Max Tax on This Band
Up to £125,000	0%	£0
£125,001 – £250,000	2%	£2,500
£250,001 – £925,000	5%	£33,750
£925,001 – £1,500,000	10%	£57,500
Above £1,500,000	12%	Unlimited

First-Time Buyers: 0% on first £300,000, then 5% on £300,001–£500,000. Relief disappears entirely if the property exceeds £500,000.

Additional Property / Buy-to-Let: +5% surcharge on every band above (applied from £40,000 purchase price).

Non-UK Residents: +2% surcharge on top of applicable rates.

What You Pay at Common Property Prices

Price	Standard	First-Time Buyer	Additional Property
£200,000	£1,500	£0	£11,500
£300,000	£5,000	£0	£20,000
£400,000	£10,000	£5,000	£30,000
£500,000	£15,000	£10,000 (max relief)	£40,000
£750,000	£27,500	£27,500 (no FTB relief)	£65,000
£1,000,000	£43,750	£43,750	£93,750

Scotland (LBTT) and Wales (LTT) — Different Rules

Nation	0% Threshold	Top Rate	FTB Relief	Additional Dwelling
England/NI (SDLT)	£125,000	12% above £1.5M	0% to £300,000	+5%
Scotland (LBTT)	£145,000	12% above £750,000	0% to £175,000	+8% (ADS)
Wales (LTT)	£225,000	12% above £1.5M	None — same as standard	+5%

💡 Surcharge Refund: If you bought an additional property and paid the 5% surcharge (because you hadn't sold your previous main home), but you then sell that previous main residence within 36 months, HMRC will refund the surcharge. You must apply within 12 months of the sale. Many buyers miss this refund simply because they don't know it exists.

FAQ

When must stamp duty be paid? ＋

SDLT must be paid and the SDLT return filed with HMRC within 14 days of completion. Your solicitor or conveyancer typically handles this automatically. Late filing carries automatic penalties. Missing the 14-day deadline can delay the Land Registry registration of your property, which could create problems if you're selling or remortgaging.

Does SDLT apply to shared ownership properties? ＋

Shared ownership buyers can choose to pay SDLT either on the full market value upfront (which means no SDLT on future staircasing) or just on the initial purchased share. For lower-value properties, paying on the share alone is often better. First-time buyer relief applies to shared ownership purchases. Get specialist advice if you're buying shared ownership as the rules are more complex than standard purchases.

What happens to SDLT if my purchase falls through? ＋

If your transaction completes (exchange and completion) and then falls apart, SDLT is still due. If the transaction never reaches completion (e.g. the deal falls through after exchange), no SDLT is payable. If you've paid SDLT and the transaction is subsequently rescinded or annulled (under specific legal circumstances), you can apply for a refund.