UK Stamp Duty Calculator (SDLT)
Stamp Duty Land Tax (SDLT) is paid on most residential property purchases in England and Northern Ireland. You only pay tax on the portion of the price that falls within each band.
Select your buyer type to see the correct rates, including first-time buyer relief and the 5% surcharge on additional properties.
How the calculation works
We believe numbers should be transparent. Here is the formula behind this calculator.
Worked example
Worked example: a £350,000 home
Examples at common levels
See how the numbers change at typical input levels, using the updated august 2026 rates.
| Scenario | Stamp Duty to pay | Effective rate | Property price | Total including tax |
|---|---|---|---|---|
| £250,000 · moving home | £2,500.00 | 1.00% | £250,000.00 | £252,500.00 |
| £400,000 · moving home | £10,000.00 | 2.50% | £400,000.00 | £410,000.00 |
| £400,000 · first-time buyer | £5,000.00 | 1.25% | £400,000.00 | £405,000.00 |
| £400,000 · additional property Includes the 5% surcharge | £30,000.00 | 7.50% | £400,000.00 | £430,000.00 |
Important assumptions
- England and Northern Ireland SDLT rates only. Scotland uses LBTT and Wales uses LTT.
- The additional-property surcharge shown is the 5% on top of normal bands.
- First-time buyer relief applies only if the price is £500,000 or less and no buyer has owned a home before.
- Rates can change in the Budget — this uses the rates in force from 1 April 2025 onwards.
Rates & official sources
Every calculation is based on the official rates and rules published by GOV.UK and HMRC.
Frequently asked questions
Do first-time buyers pay stamp duty?
First-time buyers pay no SDLT on the first £300,000 and 5% on the portion between £300,000 and £500,000 — but only if the price is £500,000 or less. Above that, normal rates apply to the whole price.
Do I pay extra stamp duty on a second home?
Yes. Buying an additional residential property normally attracts a 5% surcharge on top of the normal rates.
When is stamp duty due?
SDLT is usually paid within 14 days of completion (the SDLT return is due then). Your conveyancer normally handles the payment as part of the purchase.
How much stamp duty is a £400,000 house in 2026/27?
For a standard purchase you pay nothing on the first £125,000, 2% up to £250,000 (£2,500) and 5% on the remaining £150,000 (£7,500) — £10,000 in total. A first-time buyer would pay just £5,000.
How much stamp duty is a £450,000 house?
For a standard purchase you pay nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £200,000 (£10,000) — £12,500 in total. A first-time buyer would pay £7,500.
Do I pay stamp duty on shares?
Yes, but it is a different tax. Buying shares attracts Stamp Duty Reserve Tax (SDRT) at 0.5% of the purchase price, charged on UK share trades. Property purchases attract Stamp Duty Land Tax (SDLT) at the property bands above. This calculator covers SDLT on homes only.
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These calculations are estimates for guidance only and are not professional financial, tax or legal advice. UK rates and rules change, so always verify important figures with official GOV.UK / HMRC information or speak to a qualified professional. See our full disclaimer.