Free UK Stamp Duty Calculator for 2026
Our free UK stamp duty calculator gives you an instant, accurate figure for any property purchase in 2026. Whether you're a first time buyer in England, buying a second home in Wales, or investing in a buy-to-let property in Scotland, this tool covers every scenario.
Simply enter the property price, select your buyer type and region, and we'll calculate your exact stamp duty, including any relief or surcharges that apply. The SDLT thresholds that changed in April 2025 are now the current rates for 2026, and the calculator reflects the latest announced rules.
What Is Stamp Duty? A Simple Guide for UK Buyers
Stamp duty is a property tax paid by the buyer when purchasing property or land above a certain price threshold in the UK. The seller pays nothing: if you are asking who pays stamp duty, the answer is the buyer, not the seller. You also do not pay stamp duty when you sell a house, because the tax is only charged on the purchase side of the transaction.
There are three versions of property tax stamp duty depending on where the property is located. It can apply to residential homes, second homes, buy-to-let purchases, commercial property and land. You may also pay stamp duty on land if the transaction is above the relevant threshold.
Stamp Duty Land Tax (SDLT) – England & Northern Ireland
SDLT is administered by HMRC and applies to property and land in England and Northern Ireland.
Land and Buildings Transaction Tax (LBTT) – Scotland
LBTT is administered by Revenue Scotland and replaced UK stamp duty in Scotland from April 2015.
Land Transaction Tax (LTT) – Wales
LTT is administered by the Welsh Revenue Authority and applies to Welsh property and land purchases.
How Much Stamp Duty Will I Pay? (2026 Rates Explained)
How much is stamp duty? The answer depends on the property price, buyer type and region. Stamp duty is calculated in tiered stamp duty bands, so you only pay each percentage on the portion of the price within that band, not on the total purchase price. The principle is similar to income tax: each slice of the price is taxed at its own rate.
How Is Stamp Duty Calculated?
To work out stamp duty on a £400,000 main home in England or Northern Ireland, the first £125,000 is charged at 0%, the next £125,000 is charged at 2%, and the remaining £150,000 is charged at 5%. That gives SDLT of £2,500 plus £7,500, for a total of £10,000. Our stamp duty calculator does this automatically and also handles first time buyer stamp duty, second home stamp duty and buy to let stamp duty rules.
What Are the Current Stamp Duty Thresholds?
The current stamp duty threshold for standard residential SDLT is £125,000. The April 2025 Budget changes are now in effect and these are the current 2026 rates. No further SDLT changes have been announced as of May 2026.
What Percentage Is Stamp Duty?
| Property value | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Stamp Duty Rates for England & Northern Ireland (SDLT)
Stamp duty England rates are set by HMRC through Stamp Duty Land Tax. For most UK stamp duty searches, SDLT is the relevant system because it covers England and Northern Ireland. Standard residential stamp duty rates start at 0% up to the £125,000 stamp duty threshold, then rise through the bands below. Second homes and buy-to-let purchases usually pay a 5% surcharge on top of standard SDLT rates. Use the England and Northern Ireland stamp duty calculator above for an exact SDLT estimate.
| Property value | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Stamp Duty in Scotland – LBTT Calculator
Stamp duty Scotland searches refer to Land and Buildings Transaction Tax, or LBTT, which is administered by Revenue Scotland. LBTT uses tiered rates, with different thresholds from SDLT. Additional dwellings, including many second homes and buy-to-let purchases, may also pay the Additional Dwelling Supplement. Use our stamp duty calculator for Scotland above to get your exact LBTT figure.
| Property value | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Over £750,000 | 12% |
Stamp Duty in Wales – LTT Calculator
Stamp duty Wales searches refer to Land Transaction Tax, or LTT, which is administered by the Welsh Revenue Authority. Wales has its own LTT bands and there is no first time buyer relief under LTT in Wales. Higher rates apply to additional residential properties. Use our stamp duty calculator for Wales above to get your exact LTT figure.
| Property value | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First Time Buyer Stamp Duty Relief – Do You Qualify?
First time buyer stamp duty relief is available in England and Northern Ireland for eligible buyers purchasing a main residence worth up to £500,000. First time buyers pay no SDLT on the first £300,000 and pay 5% on the portion from £300,001 to £500,000. If the property price is above £500,000, standard stamp duty rates apply and the relief is not available.
Are First Time Buyers Exempt from Stamp Duty?
First time buyers are partially exempt, not fully exempt in every scenario. They may pay no first time buyer stamp duty on lower-priced purchases, but relief is limited by the £500,000 property price cap.
How Much Is Stamp Duty for First Time Buyers?
Do first time buyers pay stamp duty? Yes, but only on the portion above the relief threshold when the property qualifies. Scotland has separate LBTT first time buyer relief, while Wales has no LTT first time buyer relief. Use our first time buyer stamp duty calculator above by choosing England and selecting first time buyer in the tool.
Second Home & Buy-to-Let Stamp Duty Calculator
Second homes, holiday homes, and buy-to-let purchases usually attract higher property tax rates than a main home. The exact calculation depends on whether the property is in England and Northern Ireland, Scotland, or Wales.
Use our dedicated second home stamp duty calculator to compare SDLT, LBTT, and LTT higher-rate calculations in one place. If you sell your previous main residence after buying a replacement, you may also be able to claim a stamp duty refund.
When Do You Pay Stamp Duty?
When do you pay stamp duty? In England and Northern Ireland, SDLT must be paid within 14 days of completion. In Scotland, LBTT must normally be paid within 30 days of the effective date. In Wales, LTT must be paid within 30 days of the transaction date.
Your solicitor or conveyancer typically handles the return and payment directly to HMRC, Revenue Scotland or the Welsh Revenue Authority. You can pay SDLT yourself through HMRC's online portal, but most buyers use their solicitor. Late payment can trigger penalties and interest, so the 14 or 30 day deadline is strict.
FAQ Section: Questions You Might Have
Stamp duty is a tax paid by the buyer when purchasing property or land in the UK above a set price threshold. It is known as Stamp Duty Land Tax (SDLT) in England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) in Scotland, and Land Transaction Tax (LTT) in Wales.
The amount depends on the property price, the region, and the type of buyer. In England and Northern Ireland, standard SDLT is 0% on the first £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% up to £1.5 million, and 12% above that. First time buyers and second home buyers have different rules. Use the calculator above for an exact figure.
First time buyers in England and Northern Ireland pay no stamp duty on the first £300,000 of a property priced up to £500,000, then 5% on the portion from £300,001 to £500,000. Above £500,000, standard rates apply with no relief. Scotland and Wales have separate rules under their own property tax systems.
Second homes and buy-to-let properties in England and Northern Ireland usually attract a 5% surcharge on top of standard SDLT rates across all bands. So where a standard buyer pays 0% on the first £125,000, a second home buyer pays 5% on that same portion.
In England and Northern Ireland, SDLT must be paid within 14 days of completing a property purchase. In Scotland, LBTT is normally due within 30 days of the effective date. In Wales, LTT is due within 30 days of the transaction date. Your solicitor usually handles the payment on your behalf.
The buyer always pays stamp duty. The seller has no stamp duty liability on a standard property sale anywhere in the UK.
Most standard mortgage lenders do not allow stamp duty to be added to the mortgage, as it is a purchase cost rather than part of the property's value. Some specialist lenders may consider it in certain circumstances, but this increases the total interest paid over the mortgage term.
No further SDLT changes have been announced as of May 2026. The current SDLT rates reflect the changes that came into effect in April 2025, when the standard nil-rate threshold in England and Northern Ireland returned to £125,000. We will update this calculator immediately if any new changes are confirmed.
Stamp duty is calculated in tiered bands. You pay the relevant percentage only on the portion of the purchase price that falls within each band, not on the full price. For example, on a £400,000 property in England, you pay 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £150,000, giving a total of £10,000. Our calculator does this automatically.
Yes. Commercial and mixed-use properties in England and Northern Ireland attract SDLT at different rates to residential property. The nil-rate threshold is £150,000, with 2% on £150,001 to £250,000 and 5% above that.