UK Stamp Duty Land Tax Calculator 2025-2026
Stamp Duty Calculator
Calculate your Stamp Duty Land Tax (SDLT) for England & Northern Ireland 2025–2026
| Tax Band | Rate | Tax |
|---|---|---|
| Enter property details and click Calculate | ||
Stamp Duty Land Tax Explained
SDLT rates, first-time buyer relief, and additional property surcharges for 2025–2026
Stamp Duty Land Tax is paid when purchasing property or land in England and Northern Ireland. The amount depends on the purchase 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% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
How Stamp Duty is Calculated
SDLT is calculated on a tiered basis, similar to income tax. You pay the rate for each portion of the property price within each band.
£400,000 property example:
- 0% on first £125,000 = £0
- 2% on next £125,000 = £2,500
- 5% on next £150,000 = £7,500
- Total SDLT = £10,000
First-Time Buyer Relief
If you're a first-time buyer purchasing for £500,000 or less, you pay:
- 0% on the first £300,000
- 5% on the remainder up to £500,000
Additional Property Surcharge
If you're buying an additional property (second home or buy-to-let), you pay an extra 5% on top of standard rates on the entire purchase price.
This applies wherever in the world your existing property is located.
Data reflects HMRC updates for the 2025–2026 tax year. For guidance only.