Stamp Duty Calculator
Calculate how much Stamp Duty Land Tax (SDLT) you'll pay on a property in England or Northern Ireland. Updated for 2025/26.
SDLT Rates 2025/26
| Band | Standard | First-Time Buyer | Additional |
|---|---|---|---|
| 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% | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 10% | 15% |
| Over £1,500,000 | 12% | 12% | 17% |
*First-time buyer relief applies to properties up to £500,000 only. Above £500,000, standard rates apply. Additional property surcharge is 5% from 31 October 2024.
Understanding Stamp Duty in 2025/26
Stamp Duty Land Tax (SDLT) is a tax paid when you buy a property in England or Northern Ireland above a certain price. Scotland has its own Land and Buildings Transaction Tax (LBTT), and Wales has the Land Transaction Tax (LTT).
Key changes from 1 April 2025
The temporary stamp duty thresholds introduced during the pandemic ended on 31 March 2025. The nil-rate threshold returned from £250,000 to £125,000, and the first-time buyer threshold returned from £425,000 to £300,000.
First-time buyer relief
If you're buying your first home for £500,000 or less, you pay no stamp duty on the first £300,000, then 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000, you don't qualify for relief and pay standard rates.
Additional property surcharge
If you already own a property and are buying another (buy-to-let, second home), you pay an extra 5% surcharge on top of standard rates for properties over £40,000. This increased from 3% to 5% on 31 October 2024.