Stamp Duty Calculator
Calculate your property purchase tax
Last updated: February 2026
Property Details
Stamp Duty Breakdown
Total Purchase Costs
Understanding UK Property Taxes
Stamp Duty must be paid within 14 days of completion. First-time buyers get relief on properties up to £625,000. Additional properties incur a 3% surcharge.
Understanding Stamp Duty Land Tax (SDLT)
Everything you need to know about property taxes when buying in the UK
Stamp Duty is calculated in bands, similar to income tax. You only pay the rate on the portion of the price that falls within each band — not on the entire purchase price. For example, on a £300,000 home, you pay 0% on the first £250,000 and 5% on the remaining £50,000.
Standard SDLT Rates (England & Northern Ireland)
| Band | Rate |
|---|---|
| Up to £250,000 | 0% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Frequently Asked Questions
What is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax is a tax paid when you buy property or land in England and Northern Ireland above a certain price. It is calculated on the portion of the purchase price that falls within each band, similar to how income tax works. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), which have their own rates and bands. SDLT must be paid within 14 days of completion.
Do first-time buyers get a stamp duty discount?
Yes. First-time buyers in England and Northern Ireland pay no stamp duty on the first £425,000 of a property purchase, and 5% on the portion between £425,001 and £625,000. If the property costs more than £625,000, first-time buyer relief is not available and standard rates apply to the full price. To qualify, you must never have owned or had an interest in a property anywhere in the world, and the property must be your main residence.
What is the 3% surcharge for additional properties?
If you buy an additional residential property (such as a buy-to-let or second home), you pay a 3% surcharge on top of the standard SDLT rates on the entire purchase price. This applies if you already own a property and the new property costs £40,000 or more. The surcharge does not apply if you are replacing your main residence (you must sell the old one within 3 years). Companies buying residential property also pay the surcharge.
When do I pay stamp duty and how do I pay it?
You must file an SDLT return and pay the tax within 14 days of the effective date of the transaction (usually the completion date). Your solicitor or conveyancer typically handles the SDLT return and payment as part of the conveyancing process. If you miss the deadline, HMRC can charge penalties and interest. Even if no tax is due (e.g. the property is below the threshold), a return may still be required for properties over £40,000.
Are there stamp duty differences between England, Scotland, and Wales?
Yes. England and Northern Ireland use SDLT. Scotland has Land and Buildings Transaction Tax (LBTT) with different bands and rates, including a 6% Additional Dwelling Supplement for second properties. Wales uses Land Transaction Tax (LTT) with its own band structure, plus a 4% higher rate for additional properties. First-time buyer relief is only available in England and Northern Ireland — Scotland and Wales do not currently offer equivalent relief.