UK Stamp Duty Calculator 2025/26
Enter a price to see the SDLT due for any buyer type, with the band-by-band breakdown. Updates live as you type. Rates last verified 16 May 2026.
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How stamp duty works in England and Northern Ireland
Stamp Duty Land Tax is charged in bands. You pay the rate for each slice of the price that falls within a band, not the highest rate on the whole price. Above £125,000 the rates climb from 2% to 12% on the slice above £1.5m.
First-time buyers pay nothing on the first £300,000 and 5% on anything between £300,001 and £500,000. Above £500,000 the relief is withdrawn and standard rates apply to the whole price.
Buying a second home, buy-to-let or holiday home adds a 5% surcharge to every band. Non-UK residents pay an additional 2%, which stacks on top of the additional-property surcharge if both apply.
Common price examples
Quick lookup pages for the most-searched price points.
- Stamp duty on £150,000
- Stamp duty on £175,000
- Stamp duty on £200,000
- Stamp duty on £225,000
- Stamp duty on £250,000
- Stamp duty on £275,000
- Stamp duty on £300,000
- Stamp duty on £325,000
- Stamp duty on £350,000
- Stamp duty on £400,000
- Stamp duty on £450,000
- Stamp duty on £500,000
- Stamp duty on £600,000
- Stamp duty on £750,000
- Stamp duty on £1,000,000
Frequently asked
- Who pays stamp duty, the buyer or the seller?
- The buyer pays SDLT. It is due within 14 days of completion and is normally handled by your conveyancer at the point of completion.
- When do first-time buyers pay no stamp duty?
- A first-time buyer purchasing a residence costing £300,000 or less pays no SDLT. Between £300,001 and £500,000, you pay 5% on the slice above £300,000. Above £500,000 the relief is withdrawn entirely and standard rates apply.
- How much is the additional property surcharge?
- Since 31 October 2024 the additional dwelling surcharge is 5% on top of every standard band, replacing the previous 3% rate.
- Can I claim the additional property surcharge back?
- Yes, if you paid the surcharge because you owned a previous main residence and you sell that residence within 36 months of completion, you can claim a refund within 12 months of the sale.
- Does the non-UK resident surcharge stack on the additional property surcharge?
- Yes. A non-UK resident buying an additional property pays both the 5% additional surcharge and the 2% non-resident surcharge on top of standard rates.
- When did Multiple Dwellings Relief end?
- MDR was abolished for transactions completing on or after 1 June 2024 and is not available for current purchases.
- How long do I have to pay SDLT?
- Both the SDLT1 return and payment are due within 14 days of completion. Most buyers do this through their conveyancer at the point of completion.
- Can I add stamp duty to my mortgage?
- Stamp duty cannot be paid by the lender directly, but you can borrow more against the property if affordability allows, then use the additional cash to cover SDLT. Most buyers pay it from savings as part of completion funds.