Stamp Duty Calculator UK 2026
Calculate Stamp Duty Land Tax (SDLT) on residential property in England and Northern Ireland. Includes first-time buyer relief (0% up to £300,000, 5% to £500,000) and the additional property surcharge (+5%). Updated for SDLT rates from 1 April 2025. Source: HMRC.
England & Northern Ireland. From 1 April 2025. Source: HMRC.
Stamp Duty (SDLT)
£5,000
Effective rate: 1.67% of purchase price
Band Breakdown
| Band | Rate | Tax |
|---|---|---|
| Up to £125,000 | 0% | £0 |
| £125,001 – £250,000 | 2% | £2,500 |
| £250,001 – £925,000 | 5% | £2,500 |
| Total SDLT | £5,000 | |
Stamp Duty for Common Property Prices (2025)
England & Northern Ireland. Rates from 1 April 2025. Source: HMRC.
| Price | Buyer type | SDLT | Eff. Rate |
|---|---|---|---|
| £200,000 | Standard | £1,500 | 0.75% |
| £300,000 | First-time buyer | £0 | 0.00% |
| £300,000 | Standard | £5,000 | 1.67% |
| £400,000 | First-time buyer | £5,000 | 1.25% |
| £400,000 | Standard | £10,000 | 2.50% |
| £500,000 | Standard | £15,000 | 3.00% |
| £600,000 | Standard | £20,000 | 3.33% |
| £750,000 | Standard | £27,500 | 3.67% |
| £1,000,000 | Standard | £43,750 | 4.38% |
Frequently Asked Questions
How much stamp duty do I pay on a £300,000 house?
On a £300,000 property (standard rates, from 1 April 2025): 0% on the first £125,000 = £0; 2% on £125,001–£250,000 = £2,500; 5% on £250,001–£300,000 = £2,500. Total SDLT = £5,000. First-time buyers pay £0 (full relief up to £300,000).
What is the stamp duty threshold for first-time buyers?
First-time buyers pay 0% SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000 (from 1 April 2025). If the property costs over £500,000, no first-time buyer relief applies and standard rates are used.
How much is the additional property stamp duty surcharge?
A 5% surcharge applies to the full purchase price of additional or second residential properties in England and Northern Ireland (from 31 October 2024). This is on top of the standard SDLT rates.
Does Scotland or Wales use stamp duty?
No — Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different rates and thresholds. This calculator covers England and Northern Ireland only, where Stamp Duty Land Tax (SDLT) applies.
Is stamp duty included in my mortgage?
Stamp duty cannot be added to your mortgage — it must be paid in cash to HMRC within 14 days of completion. Budget for it as an upfront cost alongside solicitor fees, survey costs and your deposit.
When did stamp duty rates change?
SDLT rates changed on 1 April 2025, when the temporary higher thresholds from September 2022 expired. From 1 April 2025: 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.