Stamp Duty Calculator UK 2026

Understanding Stamp Duty Land Tax (SDLT) in 2026

Stamp Duty Land Tax is a tax levied by HMRC on property and land transactions in England and Northern Ireland. When you buy a property above the nil-rate threshold, you must pay SDLT on the portion of the purchase price that falls within each tax band. It is a progressive tax, similar to income tax, meaning you only pay the higher rate on the amount within each band, not on the entire purchase price. Scotland has its own Land and Buildings Transaction Tax (LBTT), and Wales charges Land Transaction Tax (LTT), each with different rates and thresholds.

Current SDLT Rates for 2026

Standard Residential Rates

Property Price Band	SDLT Rate
Up to £250,000	0%
£250,001 to £925,000	5%
£925,001 to £1,500,000	10%
Above £1,500,000	12%

First-Time Buyer Rates

Property Price Band	SDLT Rate
Up to £425,000	0%
£425,001 to £625,000	5%

First-time buyer relief only applies when the total purchase price is £625,000 or less. If the property costs more than £625,000, standard rates apply to the entire amount. Both buyers must be first-time buyers in a joint purchase to qualify for this relief.

Additional Property Surcharge

If you are buying an additional residential property — such as a second home, holiday let, or buy-to-let investment — you must pay a 3% surcharge on top of the standard SDLT rates for each band. This applies to properties costing £40,000 or more. The surcharge was introduced in April 2016 to cool the buy-to-let market and free up housing stock for owner-occupiers. For a £300,000 additional property, this means an extra £9,000 on top of the standard SDLT bill.

When Do You Pay Stamp Duty?

SDLT must be paid within 14 days of completion — the date on which the property legally transfers to you. In practice, your solicitor or conveyancer handles this process on your behalf, filing the SDLT return with HMRC and making the payment from the funds held in their client account. You will need to ensure the stamp duty amount is included in the funds you transfer to your solicitor ahead of completion day. Failure to file and pay within the 14-day deadline can result in penalties and interest from HMRC.

Stamp Duty Exemptions and Reliefs

Several exemptions and reliefs can reduce or eliminate your SDLT liability. Properties transferred between spouses or civil partners during a marriage or civil partnership are generally exempt from SDLT. Inherited properties do not attract SDLT as there is no purchase transaction. Properties purchased for less than £40,000 are also exempt. If you are replacing your main residence when purchasing an additional property, you may be able to reclaim the 3% surcharge if your previous main residence is sold within three years of the new purchase.

For those purchasing multiple properties in a single transaction, Multiple Dwellings Relief may apply, allowing you to calculate SDLT based on the average price per dwelling rather than the total price. This can be particularly beneficial for property investors acquiring portfolios. Corporate buyers purchasing residential properties above £500,000 may be subject to the 15% rate under the Annual Tax on Enveloped Dwellings (ATED) regime, though reliefs exist for property rental businesses and developers.

SDLT for Shared Ownership Properties

Shared ownership buyers have two options for paying stamp duty. Under the market value election, you pay SDLT on the full market value of the property upfront, with first-time buyer relief available if you qualify. Under the phased payment option, you pay SDLT only on the share you initially purchase plus any premium above the rental value. When you staircase (buy additional shares), SDLT becomes payable once your total share exceeds 80%. This gives shared ownership buyers flexibility in managing their upfront costs.

Planning Your Stamp Duty Costs

Stamp duty represents a significant upfront cost that should be factored into your property purchase budget alongside your deposit, solicitor fees, survey costs, and moving expenses. For a property priced at the UK average of around £295,000, a standard buyer would pay approximately £2,250 in SDLT, while a first-time buyer would pay nothing. An additional property purchaser at the same price would owe £11,100 including the 3% surcharge — a substantial difference that affects investment returns for buy-to-let landlords.