How is UK stamp duty calculated?

SDLT is charged in marginal bands (England & NI, 2025/26): 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above. Each rate applies only to the slice of price within its band.

How much stamp duty do first-time buyers pay?

First-time buyers pay no SDLT on the first £300,000 and 5% from £300,001 to £500,000. Above £500,000 the relief is lost and standard rates apply.

What is the stamp duty surcharge on a second home?

An extra 5% is added on top of every standard band for additional properties and buy-to-let (raised from 3% on 31 October 2024).

Real Estate · UK

UK Stamp Duty Calculator (SDLT) 2025/26

Work out the Stamp Duty Land Tax you'll pay in England & Northern Ireland — for first-time buyers, home movers, and additional properties. Figures update as you type.

Your purchase

Property price

Buyer type

How it works: SDLT is marginal — each rate applies only to the part of the price inside its band. First-time buyer relief applies up to £500,000; above that, standard rates apply. The additional-property surcharge adds 5% to every band. Scotland (LBTT) and Wales (LTT) use different systems. Read our UK stamp duty guide for worked examples. Disclaimer →

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Stamp duty you'll pay

£4,500

effective rate 1.55%

Band	Rate	Tax

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