UK Stamp Duty Calculator 2026
Last Updated7 May 2026 · HMRC 2026/27 rates
Calculate Stamp Duty Land Tax (SDLT) for England, LBTT for Scotland, and LTT for Wales. Includes first-time buyer relief and buy-to-let surcharge.
🏠 Property Details
Leasehold purchases may include additional stamp duty on the net present value of rent.
📊 Stamp Duty Result
Stamp Duty Payable
£0
Effective rate: 0%
💰 Breakdown
Total Purchase Cost
£0
Rent vs Buy Calculator →Compare the total cost of renting versus buying a home.
Buy-to-Let Tax Calculator →Calculate ongoing landlord tax and net yield on your rental property.
Capital Gains Tax Calculator →Work out CGT when you eventually sell this property.
Stamp Duty Rates by Country (2026)
England & Northern Ireland (SDLT)
| Property Price Band | Standard Rate | Buy-to-Let / Second Home |
|---|---|---|
| Up to £250,000 | 0% | 3% |
| £250,001 – £925,000 | 5% | 8% |
| £925,001 – £1.5 million | 10% | 13% |
| Over £1.5 million | 12% | 15% |
First-Time Buyer Relief (England)
0% on first £425,000. 5% on £425,001 to £625,000. No relief above £625,000. You must never have owned property anywhere in the world.
Scotland (LBTT)
| Property Price Band | Standard Rate | Additional Dwelling |
|---|---|---|
| Up to £145,000 | 0% | 6% |
| £145,001 – £250,000 | 2% | 8% |
| £250,001 – £325,000 | 5% | 11% |
| £325,001 – £750,000 | 10% | 16% |
| Over £750,000 | 12% | 18% |
Wales (LTT)
| Property Price Band | Standard Rate | Additional Property |
|---|---|---|
| Up to £225,000 | 0% | 4% |
| £225,001 – £400,000 | 6% | 10% |
| £400,001 – £750,000 | 7.5% | 11.5% |
| £750,001 – £1.5 million | 10% | 14% |
| Over £1.5 million | 12% | 16% |
Frequently Asked Questions
Do I pay stamp duty if I am a first-time buyer?
In England and Northern Ireland, first-time buyers pay 0% on the first £425,000. You then pay 5% on the portion between £425,001 and £625,000. If the property costs more than £625,000, standard rates apply and first-time buyer relief is not available. Scotland offers first-time buyer relief on the first £175,000. Wales does not currently offer first-time buyer relief.
What is the additional property surcharge?
If you already own a residential property anywhere in the world and buy another in England, you pay an extra 3% on the entire purchase price. This applies to buy-to-let investors, holiday homes, and anyone who has not sold their previous main residence. If you replace your main home but the sale completes after the purchase, you can claim a refund of the surcharge within 36 months.
Is stamp duty different for leasehold properties?
The main purchase price is taxed the same way. However, if the lease has a substantial rent (usually above £1,000/year over the lease term), stamp duty may also be due on the net present value of the rent at 1% above £125,000. Most residential leases do not trigger this.
Can I add stamp duty to my mortgage?
Technically no — stamp duty must be paid within 14 days of completion from your own funds. Some lenders may allow you to borrow slightly more to cover it, but this increases your loan-to-value and interest costs. Most buyers pay stamp duty from their deposit funds or savings.