Stamp Duty Calculator
Calculate how much stamp duty (SDLT) you'll pay on your property purchase. Updated for 2025/26 rates.
What is Stamp Duty?
Stamp Duty Land Tax (SDLT) is a tax paid to HM Revenue and Customs (HMRC) when you purchase a property or land in England or Northern Ireland over a certain price threshold. The amount of stamp duty you pay depends on the purchase price of the property, whether you are a first-time buyer, and whether you already own another property.
Current SDLT Rates
Stamp duty is calculated using a banded structure, similar to income tax. Each portion of the property price that falls within a given band is taxed at that band's rate. For standard purchases, the first £250,000 is tax-free, with rates of 5%, 10%, and 12% applying to progressively higher portions of the price.
First-Time Buyer Relief
If you are a first-time buyer purchasing a property for £625,000 or less, you may benefit from first-time buyer relief. Under this relief, no stamp duty is payable on the first £425,000 of the purchase price, with 5% charged on the portion between £425,001 and £625,000. If the property price exceeds £625,000, standard rates apply instead.
Additional Property Surcharge
If you are purchasing an additional property, such as a buy-to-let or second home, an extra 5% surcharge is added to every stamp duty band, including the zero-rate band. This means stamp duty is payable from the very first pound of the purchase price on additional properties.
Frequently Asked Questions
What is stamp duty?
Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland above a certain price. The tax is calculated on a banded basis, meaning different rates apply to different portions of the purchase price.
When do I pay stamp duty?
You must file a stamp duty return and pay any SDLT due within 14 days of completing your property purchase. Your solicitor or conveyancer will typically handle this on your behalf as part of the conveyancing process.
Do first-time buyers pay stamp duty?
First-time buyers purchasing a property for £425,000 or less pay no stamp duty at all. For properties priced between £425,001 and £625,000, first-time buyers pay 5% on the portion above £425,000. If the property costs more than £625,000, standard rates apply.
How much extra stamp duty for a second home?
An additional 5% surcharge applies on top of standard stamp duty rates when purchasing a second home, buy-to-let property, or any additional residential property. This surcharge applies to every band, including the zero-rate band, so tax is due from the first pound.
Is stamp duty different in Scotland and Wales?
Yes. Scotland uses the Land and Buildings Transaction Tax (LBTT) and Wales uses the Land Transaction Tax (LTT). Both have different bands and rates compared to SDLT in England and Northern Ireland. This calculator covers SDLT only.
Can stamp duty be added to my mortgage?
Stamp duty cannot typically be added to a standard mortgage. You are generally expected to pay stamp duty from your own funds at completion. However, some lenders may offer products that allow additional borrowing to cover stamp duty costs. Speak to a mortgage adviser to understand your options.
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