Stamp Duty Calculator
Work out your Stamp Duty Land Tax (SDLT) on a property in England for 2025/26. The calculator handles the standard bands, first-time buyer relief up to £500,000 and the 5% additional-property surcharge.
Stamp duty calculator
SDLT for England, 2025/26 bands.
England only (SDLT). Confirm on GOV.UK.
How stamp duty works in 2025/26
Stamp Duty Land Tax (SDLT) is the tax you pay when you buy a home or land in England and Northern Ireland above a certain price. (Scotland and Wales have their own versions — Land and Buildings Transaction Tax and Land Transaction Tax respectively.) SDLT is charged in slices, like income tax: you pay nothing on the bottom slice, then a rising percentage on each band above it. You never pay the higher rate on the whole price — only on the part that falls inside each band.
The first £125,000 is tax-free for a main home. After that you pay 2% to £250k, 5% to £925k, 10% to £1.5m and 12% above. A £295,000 home costs £4,750 in stamp duty.
Standard SDLT bands (2025/26)
| Portion of price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
First-time buyer relief
If you are a first-time buyer — meaning you (and anyone you are buying with) have never owned a home anywhere in the world — you get a more generous tax-free allowance. You pay no stamp duty on the first £300,000 and 5% on the portion between £300,001 and £500,000. The catch is the price cap: if the home costs more than £500,000, the relief is withdrawn entirely and you pay standard rates on the whole purchase. For a first-time buyer purchase at £295,000, the bill is therefore £0.
The additional-property surcharge
Buying a property that is not your only home — a second home, a holiday let or a buy-to-let — triggers a 5% surcharge on top of every standard band. Crucially, the surcharge applies from the very first pound, so even a £120,000 buy-to-let, which would be SDLT-free as a main home, attracts £6,000 of stamp duty as an additional property. If you are replacing your main residence but have not yet sold the old one, you may pay the surcharge upfront and claim it back later.
Paying your stamp duty
You must submit an SDLT return and pay within 14 days of completion. In practice your solicitor or conveyancer files the return and collects the money as part of completion, so it is rarely something you handle yourself — but it is your legal responsibility to make sure it is paid. The official rules, current bands and the government's own calculator are on GOV.UK, and free impartial guidance is available from Citizens Advice.
Frequently asked questions
How is stamp duty calculated in 2025/26?
Stamp Duty Land Tax is charged in slices. You pay 0% on the first £125,000, 2% on the part from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5m, and 12% on anything above £1.5m.
How much is stamp duty for first-time buyers?
First-time buyers pay no stamp duty on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000 the relief does not apply and standard rates are used.
What is the stamp duty surcharge on a second home?
If you buy an additional property such as a second home or buy-to-let, you pay a 5% surcharge on top of the standard rate for every band, including the first £125,000.
When do I have to pay stamp duty?
You must file an SDLT return and pay any stamp duty owed within 14 days of completing your property purchase. Your solicitor or conveyancer normally does this for you.
Do I pay stamp duty below £125,000?
For a main home there is no stamp duty on the first £125,000, so a purchase at or below that price has no SDLT. However, the 5% additional-property surcharge still applies from the first pound if it is a second home or buy-to-let.