UK Stamp Duty Calculator
Calculate your Stamp Duty Land Tax (SDLT) using April 2026 rates
Frequently Asked Questions
Understanding Stamp Duty Land Tax (SDLT)
Stamp Duty Land Tax is a tax you pay when you buy property or land in England and Northern Ireland. The amount you pay depends on the property price, whether it's your main residence, and if you already own other properties. SDLT is one of the largest upfront costs when buying a property, so understanding how it works helps you budget accurately.
First-Time Buyer Relief
- •No SDLT on properties up to £300,000
- •Relief available on properties up to £500,000
- •Must be first-time buyer and main residence
- •If buying with partner, both must be first-time buyers
Additional Property Surcharge
- •Higher rate bands apply across all thresholds
- •Applies if you own property when completing purchase
- •Exception: Replacing main home (3-year window)
- •Even applies to properties owned abroad
SDLT Rates (April 2026)
| Band | Standard | First-Time Buyer | Additional Property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% | 7% |
| £250,001 – £300,000 | 5% | 0% | 10% |
| £300,001 – £500,000 | 5% | 5% | 10% |
| £500,001 – £925,000 | 5% | N/A | 10% |
| £925,001 – £1,500,000 | 10% | N/A | 15% |
| Over £1,500,000 | 12% | N/A | 17% |
Step-by-Step: How SDLT Is Calculated
SDLT is calculated using a progressive banding system, much like income tax. Here is an example for a standard buyer purchasing a property for £500,000:
- First £125,000 at 0% = £0
- Next £125,000 (£125,001 to £250,000) at 2% = £2,500
- Next £250,000 (£250,001 to £500,000) at 5% = £12,500
- Total SDLT = £15,000
For a first-time buyer purchasing the same property at £500,000:
- First £300,000 at 0% = £0
- Next £200,000 (£300,001 to £500,000) at 5% = £10,000
- Total SDLT = £10,000 (saving £5,000 compared to standard rates)
When to Pay
SDLT must be paid within 14 days of completion. Your solicitor or conveyancer typically handles this for you as part of the purchase process. They submit the SDLT return to HMRC and pay the tax from the funds you have provided. Make sure you have budgeted for SDLT as part of your overall purchase costs.
Tips for Managing Your SDLT Bill
- Calculate early: Know your SDLT liability before making an offer so there are no surprises at completion.
- Check relief eligibility: Ensure you claim all available relief, particularly first-time buyer relief or the main home replacement exemption.
- Mind the thresholds: Small differences in purchase price near band thresholds can mean significant differences in SDLT. A £125,000 property has zero SDLT for standard buyers; a £135,000 property costs £200.
- Claim refunds: If you paid the additional property surcharge and later sell your old home within three years, apply for your refund promptly.
When to Seek Professional Advice
For most straightforward residential purchases, SDLT is simple to calculate using our tool. However, if your situation involves buying through a company, purchasing multiple properties in a single transaction, mixed-use properties, or complex ownership structures, consult a property tax specialist or your solicitor for tailored guidance.
Important Note
This calculator provides estimates based on current SDLT rates. Tax rules and rates can change. Always verify with HMRC or consult a property tax specialist before completing your purchase. Your solicitor will calculate the exact amount due.