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Stamp Duty Calculator (SDLT) — 2025/26
Use the calculator below to work out the Stamp Duty Land Tax (SDLT) on a property purchase in England or Northern Ireland for 2025/26. Choose standard, first-time buyer or additional-property (second home / buy-to-let) rates. Figures update instantly.
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Indicative only and for England & Northern Ireland. Scotland (LBTT) and Wales (LTT) use different systems. Always confirm with your conveyancer. Rates as at the 2025/26 tax year.
SDLT rates for 2025/26 (England & Northern Ireland)
Stamp Duty is charged in bands — you pay each rate only on the slice of the price that falls within that band, not on the whole price.
| Portion of price | Standard rate | Additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
The lower threshold returned to £125,000 on 1 April 2025. The additional-property surcharge is 5 percentage points (since 31 October 2024) and applies to second homes and buy-to-let purchases over £40,000.
First-time buyer relief
First-time buyers pay no SDLT up to £300,000, then 5% on the portion between £300,001 and £500,000. If the price is above £500,000, first-time buyer relief does not apply and standard rates are used instead.
Thinking of selling rather than buying?
If you are moving and need to sell quickly to make your purchase work, the speed and certainty of your sale matters as much as the SDLT on the new place. A chain-free cash sale completes in 7–28 days with no estate-agent or legal fees — useful when you are trying to line up a purchase. Compare genuine offers before you commit.
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Frequently asked questions
Straight answers, no sales talk
How much is Stamp Duty in 2025/26?
In England and Northern Ireland you pay 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. You only pay each rate on the portion of the price within that band.
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 and standard rates are used.
What is the surcharge on a second home?
Additional properties such as second homes and buy-to-lets carry a 5 percentage-point surcharge on top of standard rates (since 31 October 2024), applying to purchases over £40,000.
