Stamp Duty Calculator
Work out how much Stamp Duty Land Tax (SDLT) you'll pay when buying your first home, moving home, or buying a buy-to-let, second home or limited company property in England or Northern Ireland. Figures use the rates in force from 1 April 2025, including the 5% surcharge for additional properties.
Change any detail and the result, breakdown and link update instantly. Share the link or download a PDF summary. It's free, and nothing you enter is stored.
Buying in Scotland or Wales? Stamp duty doesn't apply there. Use the LBTT calculator (Scotland) or the LTT calculator (Wales).
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Stamp duty rates for 2026/27
Stamp duty is charged in slices, like income tax: each rate only applies to the part of the price that falls within its band. These rates apply from 1 April 2025 in England and Northern Ireland.
| Portion of the price | Main home | 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% |
The additional property rates apply to buy-to-lets, second homes and company purchases of £40,000 or more. First-time buyers pay nothing up to £300,000 and 5% up to £500,000, on homes costing £500,000 or less. Non-UK residents pay an extra 2% on top.
Source: GOV.UK residential property rates. Last checked 28 September 2026.
How to calculate stamp duty
- Enter the purchase price of the property.
- Choose whether you're buying as an individual or a limited company.
- Choose whether it will be your main home, or an additional property such as a buy-to-let or second home.
- Set the completion date. The calculator uses the rates in force on that date.
- Read your total, effective rate and band-by-band breakdown, then share the link or download a PDF.
Stamp duty guide for buyers and landlords
The 5% surcharge on additional properties
If you already own a residential property anywhere in the world and buy another one for £40,000 or more without replacing your main home, you pay an extra 5% on every band. That covers buy-to-lets, second homes and holiday homes. The surcharge rose from 3% to 5% on 31 October 2024.
If you're replacing your main home you pay standard rates. If you buy before selling, you pay the surcharge up front and can reclaim it if you sell your old main home within 3 years. Read HMRC's guidance on additional properties.
Buying through a limited company
Companies always pay the 5% higher rates, even on their first property. A company buying a home for more than £500,000 can be charged a flat 17% instead, unless a relief applies, such as letting the property as part of a rental business. This calculator assumes the relief applies.
First-time buyer relief
If everyone buying has never owned a home, you pay nothing up to £300,000 and 5% on the portion up to £500,000. On a £400,000 home that's £5,000 instead of £10,000. There's no relief if the price is over £500,000. Choose “First-time buyer” in the calculator to apply it.
Non-UK residents
If you haven't been in the UK for at least 183 days in the 12 months before buying, you pay an extra 2% of the price on top of the rates above.
When and how you pay
An SDLT return must reach HMRC, and the tax be paid, within 14 days of completion. Your solicitor or conveyancer normally files it and pays from the funds you send them. How to pay stamp duty on GOV.UK.
Stamp duty by property price
Main home
First-time buyer
Buy-to-let or second home
Stamp duty questions
What are the stamp duty rates for 2026/27?
For a main home in England or Northern Ireland, stamp duty is 0% on the portion up to £125,000, 2% on the portion £125,001 – £250,000, 5% on the portion £250,001 – £925,000, 10% on the portion £925,001 – £1,500,000, 12% on the portion over £1,500,000. Additional properties pay 5% more on each band.
How much stamp duty do I pay on a buy-to-let or second home?
Buy-to-let and second homes pay the standard rates plus a 5% surcharge on every band, starting from the first pound, when the price is £40,000 or more. For example, a £300,000 buy-to-let pays £20,000, compared with £5,000 for a main home.
Do first-time buyers pay stamp duty?
First-time buyers pay no stamp duty up to £300,000 and 5% on the portion from £300,001 to £500,000. If the price is over £500,000, the relief doesn't apply and standard rates are due on the whole price.
Do I pay the 5% surcharge if I'm replacing my main home?
No. If you sell your previous main home on or before the day you complete on your new one, you pay standard rates. If you buy first and sell your old main home within 3 years, you pay the surcharge but can claim it back from HMRC.
How much stamp duty does a limited company pay?
Companies always pay the 5% higher rates, even on their first property. A company buying a home for over £500,000 may instead pay a flat 17% unless a relief applies, such as the property being let out as part of a rental business.
When do I have to pay stamp duty?
You must send an SDLT return to HMRC and pay the tax within 14 days of completion. Your solicitor or conveyancer usually does this for you and adds it to their completion statement.
Does stamp duty apply in Scotland and Wales?
No. Stamp Duty Land Tax applies in England and Northern Ireland. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), each with their own rates.