Stamp Duty Land Tax Calculator UK 2026
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What is Stamp Duty?
Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland over a certain price threshold. You pay the tax when you complete the purchase, not when you exchange contracts.
The tax applies to both freehold and leasehold properties, whether you’re buying your first home, moving house, or purchasing a buy-to-let investment. HMRC collects this tax, and your solicitor typically handles the payment on your behalf during the completion process.
Not every property purchase attracts Stamp Duty. If you’re buying a property below £250,000 (or £425,000 for first-time buyers), you won’t pay any SDLT on the purchase.
How much is Stamp Duty?
The amount of Stamp Duty you pay depends on the property price and your circumstances. The UK uses a tiered system, meaning you only pay the higher rates on the portion of the property price that falls within each band.
For standard residential property purchases, the rates are:
- Up to £250,000: 0%
- £250,001 to £925,000: 5%
- £925,001 to £1.5 million: 10%
- Above £1.5 million: 12%
First-time buyers receive relief, paying nothing on properties up to £425,000 and 5% on the portion between £425,001 and £625,000. This relief doesn’t apply if the property costs more than £625,000.
If you already own property or are buying an additional property, you’ll pay an extra 5% on top of the standard rates for each band. This additional charge applies to second homes, buy-to-let properties, and holiday homes.
When do you pay Stamp Duty?
You must pay Stamp Duty within 14 days of completing your property purchase. Your solicitor or conveyancer usually submits the SDLT return and payment to HMRC on your behalf as part of their service.
The payment comes from the funds you’ve set aside for your property purchase. Most buyers include this amount in their completion budget alongside their deposit and legal fees.
Missing the 14-day deadline results in penalties and interest charges from HMRC. The penalty starts at £100 for returns up to three months late and increases for longer delays. Daily penalties may apply after six months.
Your solicitor will calculate the exact amount owed using a Stamp Duty Land Tax Calculator and ensure timely submission. You’ll receive an SDLT5 certificate once HMRC processes your return, which you’ll need for your property records.
What are the stamp duty rates for first time buyers?
First-time buyers benefit from reduced Stamp Duty rates to help them get on the property ladder. You’ll pay no SDLT on properties costing up to £425,000.
For properties between £425,001 and £625,000, you’ll only pay 5% on the amount above £425,000. This means on a £500,000 property, you’d pay 5% on £75,000, which equals £3,750.
To qualify for first-time buyer relief, you must meet specific criteria. You cannot have owned property anywhere in the world before, whether in the UK or overseas. The property must be residential, and you must intend to live there as your main home.
The relief doesn’t apply to properties over £625,000. If you’re buying a property above this threshold, you’ll pay the standard rates that apply to all buyers. Married couples or those in civil partnerships must both be first-time buyers to claim the relief on a joint purchase.
I currently/will own more than one property. Will I be liable for more stamp duty?
Yes, you’ll pay an additional 5% SDLT surcharge on each tax band when purchasing an additional property. This higher rate applies whether you’re buying a second home, a buy-to-let investment, or a holiday property.
The surcharge means your rates become:
- Up to £250,000: 5%
- £250,001 to £925,000: 10%
- £925,001 to £1.5 million: 15%
- Above £1.5 million: 17%
You’re considered to own multiple properties if you already have a residential property worth £40,000 or more at the time of purchase. This includes properties owned outly or jointly with others, even if they’re overseas.
There are exceptions to the surcharge. If you’re replacing your main residence and sell your previous home within three years, you can claim a refund of the additional 3%. Married couples and civil partners are treated as a single unit for these purposes.
Companies purchasing residential property also pay the higher rates unless they meet specific exemptions, such as registered social landlords or property developers.
How much stamp duty is payable in England and Northern Ireland?
In England and Northern Ireland, Stamp Duty Land Tax rates vary based on your purchase type and circumstances. The standard residential rates apply to most property purchases.
For a standard buyer purchasing a property as their main residence: A £300,000 property costs £2,500 in SDLT (5% on £50,000) A £500,000 property costs £15,000 in SDLT A £1 million property costs £43,750 in SDLT
First-time buyers benefit from lower costs: A £300,000 property costs £0 in SDLT A £425,000 property costs £0 in SDLT A £500,000 property costs £3,750 in SDLT
Additional property buyers face higher bills: A £300,000 property costs £17,500 in SDLT (includes 5% surcharge) A £500,000 property costs £27,500 in SDLT A £1 million property costs £93,750 in SDLT
These calculations use the tiered system, where different rates apply to different portions of the purchase price. Scotland and Wales have separate land transaction taxes with different rates and thresholds.
FAQs: Stamp Duty Land Tax Calculator UK
How do I calculate stamp duty land tax in the UK?
Calculate SDLT by applying the relevant tax rate to each portion of the property price that falls within specific bands. Add up the tax from each band to get your total. Use a Stamp Duty Land Tax Calculator UK for accurate results, as the calculation considers your buyer status and property type.
Is there stamp duty on land tax in the UK?
Yes, Stamp Duty Land Tax applies when you purchase land in England and Northern Ireland. The tax applies to both developed and undeveloped land purchases. Non-residential land rates differ from residential property rates, typically starting at 0% up to £150,000, then 2% up to £250,000, and 5% above that.
What is the current stamp duty land tax?
Current SDLT rates for standard residential purchases start at 0% for properties up to £250,000, then 5% up to £925,000, 10% up to £1.5 million, and 12% above that. First-time buyers pay 0% up to £425,000. Additional property buyers pay an extra 5% on each band.
How can I avoid stamp duty land tax?
You cannot legally avoid SDLT if you meet the payment criteria, but you can reduce it. First-time buyers should claim their relief. Replace your main home rather than keeping multiple properties to avoid the surcharge. Consider buying below the threshold or separating land and property purchases where legitimate. Always seek professional advice.
Do I pay stamp duty on a gifted property?
Generally, no stamp duty applies if you receive a property as a genuine gift with no money exchanged. However, if you take on a mortgage or outstanding debt on the property, SDLT may apply on that amount. Transferring property between spouses or civil partners typically doesn’t attract SDLT.
Can I get a stamp duty refund?
Yes, you can claim an SDLT refund in certain situations. If you paid the 5% surcharge for additional properties but sold your previous main home within three years, you can reclaim it. You must apply within 12 months of selling your old property or three years from the new purchase, whichever is later.
Who is exempt from paying stamp duty?
Properties under £250,000 are exempt from SDLT for standard buyers (£425,000 for first-time buyers). Certain transactions are also exempt, including property transfers following divorce, property inherited from a deceased estate, and properties given as gifts without consideration. Registered social landlords may also qualify for exemption.
How long do I have to pay stamp duty?
You must pay Stamp Duty Land Tax within 14 days of completing your property purchase. Your solicitor typically handles this payment and submits the SDLT return to HMRC on your behalf. Late payment results in penalties starting at £100, with additional charges for extended delays.
Is stamp duty different in Scotland and Wales?
Yes, Scotland has Land and Buildings Transaction Tax (LBTT) with different rates and thresholds. Wales has Land Transaction Tax (LTT) with its own structure. Only England and Northern Ireland use Stamp Duty Land Tax. Each system has unique rates, so check the specific rules for your location.
Do I pay stamp duty when remortgaging?
No, you don’t pay SDLT when remortgaging your existing property. The tax only applies when you purchase property or land, not when you refinance. However, if you transfer property ownership as part of a remortgage (for example, adding someone to the deeds), SDLT rules may apply.
What happens if I don't pay stamp duty?
Failing to pay SDLT results in penalties and interest charges from HMRC. Initial penalties start at £100 for late filing, increasing to £200 after three months. Daily penalties of £10 may apply after six months. You’ll also face interest charges on the unpaid tax, and HMRC can pursue legal action.
Can I pay stamp duty in instalments?
Generally, SDLT must be paid in full within 14 days of completion. However, for certain commercial property purchases over £150,000, you may opt to pay in instalments over five years if the purchase price exceeds that threshold. This option doesn’t apply to standard residential purchases.
Do I pay stamp duty on shared ownership?
With shared ownership, you can choose to pay SDLT on your initial share or on the full market value. Paying on the full value upfront (called “market value election”) means you won’t pay additional SDLT when you buy further shares (staircasing). Most buyers pay on each share as they purchase it.
Is stamp duty payable on new build properties?
Yes, SDLT applies to new build properties using the same rates as existing properties. First-time buyers can claim relief on new builds under £625,000. Some developers offer incentives to help with stamp duty costs, but you still need to pay the tax within 14 days of completion.
How does stamp duty work for married couples?
Married couples and civil partners are treated as a single unit for SDLT purposes. If either partner owns property, you’ll both pay the higher rates when purchasing additional property. For first-time buyer relief, both partners must be first-time buyers. Joint ownership splits don’t affect the total SDLT due.