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Stamp Duty (SDLT) Calculator 2026

Estimate the Stamp Duty Land Tax on a residential purchase in England or Northern Ireland — including the second-home surcharge — with a clear band-by-band breakdown.

Stamp Duty (SDLT) Calculator

England & Northern Ireland · 2026 rates

£
Estimate only. Surcharges may apply to non-UK residents and companies; reliefs and exceptions vary. Confirm with HMRC’s official calculator or your solicitor before completion.
These figures are estimates for guidance only and are not financial, tax, mortgage or investment advice. Always do your own research and speak to a qualified adviser, broker or accountant before acting on any deal.

Stamp Duty Land Tax (SDLT) is charged on increasing portions of the price. The calculator uses the residential bands effective from 1 April 2025 (current for 2026): nothing up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above. If you will own more than one residential property, a 5% additional-property surcharge is added to every band. First-time buyers pay nothing up to £300,000 and 5% on the portion to £500,000, with no relief above £500,000.

Scotland (LBTT) and Wales (LTT) operate different systems. Always confirm the figure with HMRC's calculator or your solicitor before completion.

Frequently asked questions

What are the 2026 stamp duty bands?
For England and Northern Ireland: 0% up to £125,000, 2% from £125,001–£250,000, 5% from £250,001–£925,000, 10% from £925,001–£1.5m, and 12% above £1.5m.
How much extra is the second-home surcharge?
Buying an additional residential property usually adds 5% on top of the standard rate in every band, so the rates become 5%, 7%, 10%, 15% and 17%.
Do first-time buyers pay stamp duty?
First-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. If the price is above £500,000, first-time buyer relief does not apply.

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