Stamp Duty Calculator
Calculate stamp duty (SDLT, LBTT, or LTT) for property purchases across the UK. Updated for 2025/26.
SDLT Band Breakdown
| Band | Rate | Tax |
|---|---|---|
| £0.00 – £125,000.00 | 0.0% | £0.00 |
| £125,000.00 – £250,000.00 | 2.0% | £2,500.00 |
| Total | £2,500.00 | |
What is Stamp Duty?
Stamp Duty Land Tax (SDLT) is a tax paid when you buy property or land in England and Northern Ireland above a certain price. Scotland has its own equivalent called Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). Each region has different rates and thresholds.
2025/26 SDLT Changes
From April 2025, the nil-rate threshold for standard purchases in England and NI returned to £125,000 (down from the temporary £250,000). First-time buyer relief now applies to properties up to £500,000 with a nil-rate band of £300,000 (reduced from £425,000). The additional property surcharge increased to 5%.
First-time buyer relief
First-time buyers in England and NI pay no stamp duty on the first £300,000 of a property priced up to £500,000. Above £500,000, standard rates apply to the full purchase price. Scotland offers a higher nil-rate threshold of £175,000 for first-time buyers. Wales does not currently offer first-time buyer relief, so standard LTT rates apply to all buyers.
How to use the stamp duty calculator
- Choose the region: England and NI, Scotland, or Wales.
- Enter the property price.
- Tick first-time buyer or additional property if they apply.
- Read the total and the band-by-band breakdown.
Frequently asked questions
When do I pay stamp duty?
In England and NI you have 14 days from completion to file the return and pay. Your solicitor or conveyancer usually handles this for you.
Do first-time buyers pay stamp duty?
In England and NI, first-time buyers pay nothing on the first £300,000 of a home priced up to £500,000, then 5% on the slice from £300,001 to £500,000.
What is the additional property surcharge?
Buying a second home or a buy-to-let adds 5% to the standard SDLT rates in England and NI. Scotland and Wales have their own surcharges.
For worked examples across all three regions, read How Much Is Stamp Duty in the UK? To plan the rest of your purchase, try the Mortgage Calculator or browse all financial tools.