UK Stamp Duty Land Tax Calculator 2025-2026
Stamp Duty Land Tax Calculator
Stamp Duty Breakdown
Property Value
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Stamp Duty to Pay
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Effective Tax Rate
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| Tax Band | Rate | Tax |
|---|---|---|
| Enter property details and click Calculate | ||
Buyer Status: –
UK Stamp Duty Land Tax (SDLT) Explained
Stamp Duty Land Tax (SDLT) is a tax paid when purchasing property or land in England and Northern Ireland. The amount you pay depends on the property price, whether you're a first-time buyer, and if you already own property.
Current SDLT Thresholds (2025–2026)
| Property Value | Standard Rate | Additional Property |
|---|---|---|
| Up to £125,000 | 0% | 5% (total 5%) |
| £125,001 to £250,000 | 2% | 5% + 2% (total 7%) |
| £250,001 to £925,000 | 5% | 5% + 5% (total 10%) |
| £925,001 to £1,500,000 | 10% | 5% + 10% (total 15%) |
| Over £1,500,000 | 12% | 5% + 12% (total 17%) |
How Stamp Duty is Calculated
Stamp Duty is calculated on a tiered basis, similar to income tax. You pay the rate for each portion of the property price that falls within each band.
- 0% on first £125,000 = £0
- 2% on next £125,000 (£125,001 to £250,000) = £2,500
- 5% on next £150,000 (£250,001 to £400,000) = £7,500
- Total SDLT for £400,000 property = £10,000
First-Time Buyer Relief
If you're a first-time buyer purchasing a property for £500,000 or less, you'll pay:
- 0% on the first £300,000
- 5% on the remainder up to £500,000
If you're buying an additional property (e.g., a second home or buy-to-let), you'll pay an extra 5% on top of the standard rates on the entire purchase price.
This applies to most residential properties where you already own another property, regardless of where in the world that property is located.
When to Pay Stamp Duty
You must pay Stamp Duty within 14 days of completing your property purchase. Your solicitor or conveyancer will usually handle this payment for you, adding it to their fees.
Data reflects HMRC updates for the 2025–2026 tax year. This content is for general guidance only.