Stamp Duty Calculator 2026: Work Out Your SDLT Bill

How this stamp duty calculator works

Enter the purchase price and tick the boxes that describe your purchase, and the calculator applies the Stamp Duty Land Tax (SDLT) rules for residential property in England and Northern Ireland, slice by slice. It is not a lookup table: it splits the price through each tax band and shows the tax due on every slice, the way HMRC actually charges it. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT); both are different taxes and out of scope here.

The rates are pinned to a dated, verified source inside the tool and shown beneath your result, so you can see exactly which gov.uk page they come from and when they were checked. The current band structure took effect on 1 April 2025.

The 2026 SDLT bands

SDLT is charged on the portion of the price in each band, not the whole price at one rate, so a £300,000 home is taxed at 0% on the first £125,000, 2% on the next £125,000, and 5% only on the final £50,000.

First-time buyer relief

If every buyer is a first-time buyer intending to live in the property, and the price is £500,000 or less, you pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000. Above £500,000 the relief is unavailable and standard rates apply to the whole price, and the calculator flags this for you. A buyer who already owns another dwelling cannot claim first-time buyer relief.

The additional-property surcharge

If the purchase means you will own more than one dwelling (a buy-to-let, a second home, or buying before selling), a 5-percentage-point surcharge is added to every band (including the 0% band), provided the price is at least £40,000. This surcharge rose from 3% to 5% on 31 October 2024. It takes precedence over first-time buyer relief.

The non-UK-resident surcharge

If any buyer is non-UK resident under the SDLT 183-day test, a further 2-percentage-point surcharge stacks on top of all other residential rates, on every band, for purchases of £40,000 or more. It has been in force since 1 April 2021.

Stamp duty is one line, not the whole cost

SDLT is a one-off cost at completion. The bigger picture is what the home costs you every month afterwards: mortgage, council tax, energy, and (for leasehold flats) service charge and ground rent. The true cost of owning a house calculator brings those into a single monthly figure, and the Complete report pulls the real council tax band, EPC energy estimate and leasehold history for a specific address, alongside flood, crime and more: 15+ checks from official sources.