Stamp Duty Calculator UK 2025/26
Instantly calculate your Stamp Duty Land Tax (SDLT). Covers first-time buyers, home movers, and buy-to-let properties. Updated for the 2025/26 tax year.
2025/26 SDLT rates at a glance
| Property value | Standard | First-time buyer | Buy-to-let |
|---|---|---|---|
| £0 – £125,000 | 0% | 0% | 3% |
| £125,001 – £250,000 | 2% | 0%* | 5% |
| £250,001 – £425,000 | 5% | 0%* | 8% |
| £425,001 – £625,000 | 5% | 5%* | 8% |
| £625,001 – £925,000 | 5% | 5% (no relief) | 8% |
| £925,001 – £1,500,000 | 10% | 10% | 13% |
| Above £1,500,000 | 12% | 12% | 15% |
* First-time buyer relief applies on properties up to £625,000. Above this threshold, standard rates apply.
What is Stamp Duty?
Stamp Duty Land Tax (SDLT) is a government tax paid when you buy a property or land in England and Northern Ireland above a certain price. The tax is calculated on the purchase price and must be paid within 14 days of completing your purchase. Scotland uses its own Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT) — this calculator covers England and Northern Ireland only.
Introduced as a replacement for the old flat-rate stamp duty, the current tiered (or "slice") system means you only pay each rate on the portion of the property price that falls within each band — not on the full purchase price. This makes the tax fairer and less of a sudden jump at band thresholds.
How is Stamp Duty Calculated?
Stamp duty is calculated in a tiered "slice" system — similar to income tax. Each portion of the property price is taxed at the rate for that band only. For example, on a £400,000 home purchase as a home mover:
- · The first £125,000 is taxed at 0% = £0
- · The next £125,000 (£125,001–£250,000) at 2% = £2,500
- · The remaining £150,000 (£250,001–£400,000) at 5% = £7,500
- → Total stamp duty: £10,000
The effective rate is simply your total stamp duty divided by the purchase price — in the example above, £10,000 ÷ £400,000 = 2.5%.
Who Pays Stamp Duty?
Stamp duty is paid by the buyer, not the seller. It applies to both freehold and leasehold purchases, and to both cash buyers and those buying with a mortgage. Your solicitor or conveyancer typically handles the SDLT return and payment on your behalf at completion, and it must be submitted to HMRC within 14 days of completing the purchase. Failure to pay on time results in penalties and interest charges.
Certain buyers receive relief. First-time buyers benefit from a higher nil-rate band (£425,000 rather than £125,000) on properties up to £625,000, potentially saving up to £11,250. Buy-to-let investors and those purchasing a second home pay an additional 3% surcharge on every band.
Frequently Asked Questions
Do first-time buyers pay stamp duty?
First-time buyers pay no stamp duty on properties up to £425,000 thanks to first-time buyer relief. On properties priced between £425,001 and £625,000, the 5% rate applies only on the portion above £425,000. If the property costs more than £625,000, first-time buyer relief is withdrawn entirely and standard rates apply from £0.
When do I pay stamp duty after buying a property?
You must file an SDLT return and pay any stamp duty owed within 14 days of completing your property purchase. Your solicitor or conveyancer will normally handle this process automatically as part of the conveyancing. Late submission attracts automatic penalties starting at £100 and interest on the unpaid amount.
Do I pay stamp duty on a buy-to-let property?
Yes. Buy-to-let investors and anyone purchasing a second residential property pay a 3% surcharge on top of the standard SDLT rates across all bands. This means the effective rate starts at 3% even on the portion below £125,000. The surcharge also applies to holiday homes and properties bought through a company.
Can I claim a stamp duty refund?
In some cases, yes. If you paid the 3% higher rate surcharge because you owned another property at completion, but then sold your previous main residence within 3 years, you can apply to HMRC for a refund of the surcharge. Refund claims must be made within 12 months of selling the previous property, or within 12 months of the SDLT filing date — whichever is later.