Stamp dutycalculator 2026
Calculate your SDLT instantly — for first time buyers, home movers, and buy-to-let / additional property purchases. Updated for 2026 England rates.
Stamp duty (SDLT) calculator
England rates — updated for 2026
Total stamp duty (SDLT)
£10,000
Effective rate: 2.50%
Band breakdown
This calculator provides an estimate only. SDLT rules are complex and may vary depending on your individual circumstances — for example, if you own property abroad, are separating from a partner, or are using a company structure. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Always seek professional advice.
How stamp duty works in 2026
Stamp Duty Land Tax (SDLT) is a tax paid to HMRC on the purchase of property or land in England above certain threshold values. It is calculated on a tiered basis — different percentage rates apply to different portions of the purchase price, similar to how income tax bands work.
Standard residential rates (home movers)
| Portion of price | SDLT rate |
|---|---|
| Up to £250,000 | 0% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First time buyer relief
First time buyers pay no SDLT on the first £300,000 of the purchase price. On the portion between £300,001 and £500,000, a 5% rate applies. If the purchase price exceeds £500,000, no first time buyer relief is available and standard rates apply to the entire price.
Additional property surcharge (buy-to-let / second homes)
A 5% surcharge is added to each standard rate band for additional residential property purchases — this includes buy-to-let investments and second homes. This means buyers of additional properties pay 5% on the first £250,000, 10% on the next portion up to £925,000, 15% up to £1,500,000, and 17% above that.
When is stamp duty paid?
SDLT must be filed and paid to HMRC within 14 days of completion. Your solicitor or conveyancer will typically handle the filing and payment on your behalf, deducting the amount from the completion funds. Failure to pay on time can result in penalties and interest charges.
Ready to discuss your mortgage?
Our FCA regulated adviser will search 90+ lenders to find the right rate for your purchase. Free initial consultation, no upfront fees.
Your home may be repossessed if you do not keep up repayments on your mortgage. Mortgage International is FCA regulated (Ref: 478810).