UK Stamp Duty Calculator
Estimate UK residential stamp duty (SDLT) from property purchase price using the standard marginal band system. Stamp Duty Land Tax applies to property purchases in England and Northern Ireland, with progressive rates from 0% to 12% on different bands. First-time buyers purchasing up to GBP 625,000 qualify for reduced rates, and additional property purchases attract a 3% surcharge.
Regional Rule Context
United Kingdom Rates and Rules
Tax Bands
Surcharges
- -Additional property (second home, buy-to-let): +5% on each band
- -Non-UK residents: +2% on each band
- -Companies buying homes over GBP 500,000: 17% flat rate
Relief and Exemptions
- -First-time buyer relief: 0% up to GBP 425,000 (on properties up to GBP 625,000)
- -Transfers due to divorce or separation
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Result
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UK Stamp Duty Land Tax (SDLT) calculator for 2025-26. SDLT applies to residential property purchases in England and Northern Ireland. Rates are marginal: 0% up to GBP 250,000, then 5%, 10%, and 12% on portions above thresholds. First-time buyers pay 0% up to GBP 425,000 on properties up to GBP 625,000. Additional property surcharge is 5%. Non-UK residents pay an extra 2%.
Disclaimer: This calculator uses publicly available rules effective as of Jan 1, 2025 (version 1.0). Results are for informational purposes only. Always verify with official sources or a qualified professional. Last reviewed: Mar 1, 2026.
Formula
Each portion of the purchase price is taxed at its corresponding SDLT band rate, not the entire amount. Standard residential rates: 0% up to GBP 250,000, 5% on GBP 250,001 to GBP 925,000, 10% on GBP 925,001 to GBP 1,500,000, and 12% above GBP 1,500,000. This progressive structure means you only pay the higher rate on the portion above each threshold.
UK Stamp Duty Land Tax (SDLT) Rate Bands (2025-26)
Stamp Duty rates for residential property purchases in England and Northern Ireland. Different rates apply for first-time buyers, additional properties, and non-UK residents.
| Purchase Price Band | Standard Rate | First-Time Buyer Rate | Additional Property Rate |
|---|---|---|---|
| Up to £250,000 | 0% | 0% (up to £425,000) | 3% |
| £250,001 to £925,000 | 5% | 5% (above £425,000) | 8% |
| £925,001 to £1,500,000 | 10% | 10% | 13% |
| Over £1,500,000 | 12% | 12% | 15% |
Note: First-time buyer relief applies to purchases up to £625,000 with 0% on the first £425,000. Additional property surcharge of 3% applies to second homes and buy-to-let properties. Non-UK residents pay an additional 2% surcharge on top of standard rates. Rates apply to England and Northern Ireland only. Scotland uses LBTT and Wales uses LTT. For reference only.
United Kingdom FAQs
How much is stamp duty on a GBP 350,000 house?
For a standard purchase: 0% on the first GBP 250,000 = GBP 0, plus 5% on the next GBP 100,000 = GBP 5,000. Total SDLT: GBP 5,000. First-time buyers: GBP 0 (relief applies up to GBP 425,000).
What is the first-time buyer relief?
First-time buyers pay 0% SDLT on the first GBP 425,000 and 5% on the portion between GBP 425,001 and GBP 625,000. The property must cost GBP 625,000 or less to qualify. Above that, normal rates apply with no relief.
What is the additional property surcharge?
A 5% surcharge applies on top of standard rates when buying a second home, buy-to-let, or any additional property. On a GBP 350,000 purchase: standard SDLT GBP 5,000 + surcharge GBP 17,500 = GBP 22,500 total.
Do non-UK residents pay more stamp duty?
Yes. A 2% surcharge applies to non-UK residents on top of all other rates (including the additional property surcharge if applicable). This was introduced in April 2021.
Does Scotland use the same stamp duty system?
No. Scotland has its own Land and Buildings Transaction Tax (LBTT) with different bands and rates. Wales uses Land Transaction Tax (LTT). SDLT only applies in England and Northern Ireland.
When do I pay stamp duty?
SDLT must be filed and paid within 14 days of completion (the day you legally own the property). Your solicitor or conveyancer typically handles the payment and filing on your behalf.
Is stamp duty tax deductible?
For your main home, no. For buy-to-let properties, SDLT is added to the purchase cost and reduces capital gains tax when you sell. It is not deductible against rental income.
Can I embed this UK Stamp Duty Calculator on my website?
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