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United Kingdom • Tax

UK Stamp Duty Calculator 2026 — England & Buy to Let Surcharges

Calculate Stamp Duty Land Tax (SDLT) on property purchases in England. First-time buyer relief and buy to let stamp duty calculator rates included.

Stamp Duty Land Tax (SDLT) is a progressive tax paid when buying residential property or land in England and Northern Ireland.

  • Standard Rate Threshold: SDLT is free on the first £125,000, then rises in progressive bands up to 12%.
  • First-Time Buyers: Pay no SDLT on the first £300,000 for properties priced up to £500,000. If the price exceeds £500,000, standard rates apply without relief.
  • Additional Surcharges: A 5% surcharge applies to additional properties (e.g. second homes, buy-to-let), and a 2% surcharge applies to non-UK residents.

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UK Stamp Duty Land Tax (SDLT)

Stamp Duty Land Tax (SDLT) is a progressive tax paid when purchasing property or land over a certain price threshold in England and Northern Ireland. The tax rate increases with the property value, and surcharges apply to additional properties.

How SDLT is Calculated in England

SDLT is calculated using progressive bands based on property purchase price:

  1. Determine Buyer Type: Choose between first-time buyer, owner-occupier, or buy-to-let investor.
  2. Identify Surcharges: Add 5% for additional properties/second homes and 2% for non-UK residents if applicable.
  3. Apply Tiered Rates: Calculate tax for each portion of the purchase price falling within the SDLT tax bands.
  4. Sum Totals: Add the tax from each tier to get the final Stamp Duty payable.

2026 Home Buyer SDLT Bands (England)

Parameter / Bracket Rate / Amount
Owner-Occupier Nil Rate Band Up to £250,000 (0% SDLT)
Owner-Occupier Tier 2 £250,001 to £925,000 (5% SDLT)
Owner-Occupier Tier 3 £925,001 to £1.5m (10% SDLT)
Owner-Occupier Tier 4 Over £1.5m (12% SDLT)
First-Time Buyer Exemption 0% SDLT up to £425,000 on homes under £625k
Buy-to-Let / Second Home Surcharge Additional 5% added to each standard rate tier

Frequently Asked Questions about Stamp Duty

Stamp Duty Land Tax (SDLT) is a tax you must pay when buying a residential property or land costing more than a certain threshold in England and Northern Ireland. (Note: Scotland charges Land and Buildings Transaction Tax, and Wales charges Land Transaction Tax).
The amount of stamp duty you pay depends on the property price and buyer type. For standard home movers, rates are: 0% up to £250,000, 5% on the portion between £250,001 and £925,000, 10% on the portion up to £1.5m, and 12% on the portion above £1.5m. First-time buyers pay 0% up to £425,000 (for homes up to £625,000).
Purchasing a buy-to-let property or second home attracts an additional 5% SDLT surcharge on top of standard rates.
First-time buyers in England pay 0% Stamp Duty on properties valued up to £425,000, provided the total purchase price does not exceed £625,000.