UK stamp duty calculator
See exactly what you’ll pay before you offer. Standard, first-time buyer, and second-home / buy-to-let — all handled with the current 2026 bands and a clear band-by-band breakdown.
England & Northern Ireland (April 2025+) · Free · No sign-up
Stamp Duty Calculator
Standard, first-time buyer and additional property — band-by-band breakdown
Stamp duty to pay
£7,500
Effective rate: 2.14% of purchase price
Band breakdown
£0 – £125,000
£125,000 at 0%
£0
£125,000 – £250,000
£125,000 at 2%
£2,500
£250,000 – £925,000
£100,000 at 5%
£5,000
UK stamp duty bands at a glance
Stamp Duty Land Tax (SDLT) is a tax on property purchases in England and Northern Ireland. It is paid to HMRC within 14 days of completing your purchase, normally handled by your conveyancer. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — different bands, same idea.
Stamp duty is tiered. You only pay each rate on the portion of the price that falls into that band — not on the whole purchase price. This is why a £290,000 home does not get taxed at 5% on the full amount.
Standard residential rates (England & Northern Ireland, April 2025+)
| Portion of price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
First-time buyer relief
First-time buyers in England and Northern Ireland pay no stamp duty on the first £300,000, then 5% from £300,001 up to £500,000. If the purchase price is over £500,000, the relief does not apply at all and the standard rates kick in across the whole price. That £500,000 cliff edge can mean a £15,000+ swing on a £510,000 purchase versus a £500,000 one — worth knowing before you make an offer.
Second homes and buy-to-let — the 5% surcharge
When you buy an additional property — a second home, a buy-to-let, a holiday let — a 5% surcharge is added on top of every standard band. So a £350,000 buy-to-let pays 5% on the first £125,000, 7% on the next £125,000, and 10% on the remaining £100,000 — significantly more than the same property purchased as your only home.
The surcharge applies if, on the day of completion, you own any other residential property anywhere in the world worth more than £40,000 — including a share in one. There are reliefs available if you are replacing your main residence. Always check with your conveyancer.
When and how to pay
Stamp duty must be paid within 14 days of completion. Your conveyancer normally files the SDLT return and pays HMRC on your behalf, using funds you transferred for completion. Missing the deadline can mean penalties and interest, so budget for stamp duty as part of your completion funds — not as a separate bill that arrives later.
Frequently asked questions
What is stamp duty in the UK?
Stamp Duty Land Tax (SDLT) is a tax you pay when you buy property or land over a certain price in England or Northern Ireland. It is paid to HMRC within 14 days of completion, normally by your conveyancer. Scotland uses LBTT and Wales uses LTT.
What are the UK stamp duty bands in 2026?
From April 2025: 0% on the first £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1.5 million, and 12% above £1.5 million.
Do first-time buyers pay stamp duty?
First-time buyers pay 0% on the first £300,000 and 5% from £300,001 to £500,000. Above £500,000 the relief does not apply and standard rates kick in across the whole price — a sharp cliff edge worth planning around.
How much extra stamp duty for a second home or buy-to-let?
An additional 5% is added to every band when you buy a second home, buy-to-let or any other additional property. The surcharge applies to the full price, not just the amount above the standard threshold. The calculator handles this when you select 'additional property'.
When do I have to pay stamp duty?
Within 14 days of completion. Your conveyancer normally pays HMRC on your behalf from your completion funds. Penalties apply if it is filed or paid late.
Is this calculator accurate?
It uses the current UK stamp duty bands for England and Northern Ireland from April 2025 onwards, including first-time buyer relief and the 5% additional-property surcharge. For Scotland and Wales, use the official LBTT or LTT calculator — different bands. Always confirm the figure with your conveyancer before completion.
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