Stamp Duty Calculator 2026/27

From April 2026, the SDLT rates for standard residential buyers are: 0% on the first £125,000; 2% on £125,001 to £250,000; 5% on £250,001 to £925,000; 10% on £925,001 to £1,500,000; and 12% above £1,500,000. These are marginal rates. On a £350,000 property, you pay £0 + £2,500 + £5,000 = £7,500 total - an effective rate of 2.14%. The thresholds reverted in April 2026 from the temporary higher thresholds that applied from September 2022 to March 2025.

Yes. First-time buyers receive relief under SDLT rules introduced from April 2026. They pay 0% on the first £300,000 and 5% on the portion between £300,001 and £500,000. On a £300,000 purchase, that means no stamp duty at all - saving £5,000 versus a standard buyer. On a £400,000 purchase, a first-time buyer pays just £5,000 (5% on the £100,000 above £300,000). If the property exceeds £500,000, first-time buyer relief is fully withdrawn and standard rates apply to the entire price.

If you already own a residential property and are buying another - including buy-to-let investments, second homes, and holiday properties - you pay a 5% SDLT surcharge on top of standard rates, applied to the full purchase price (not just a portion). On a £300,000 second home, this adds £15,000 on top of the standard £5,000 SDLT - a total of £20,000. The surcharge was increased from 3% to 5% from October 2024. You may reclaim the surcharge if you sell your previous main residence within three years of the new purchase.

No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different thresholds and rates to SDLT. In Scotland, LBTT starts at 0% on properties up to £145,000, with rates rising to 12% above £750,000. Wales's LTT has different bands again. This calculator covers England and Northern Ireland only. If you are buying in Scotland or Wales, please use the respective LBTT and LTT calculators on their government revenue authority websites.

Stamp Duty rates and thresholds are unchanged from 2025/26. The nil rate threshold remains £125,000, the first-time buyer relief threshold remains £300,000 (for properties up to £500,000), and the additional property surcharge remains 5%.

You may be entitled to a refund of the additional property surcharge (5%) if you subsequently sell your previous main residence. To qualify, the sale must be completed within three years of purchasing the new property, and you must apply to HMRC within 12 months of the sale (or within 12 months of filing the original SDLT return, whichever is later). You can apply for the refund online via HMRC's SDLT portal. A refund is not available if you failed to claim the relief at the time of purchase in circumstances where it was clearly applicable.

On a £500,000 property as a standard buyer from April 2026: 0% on the first £125,000 = £0; 2% on £125,001 to £250,000 = £2,500; 5% on £250,001 to £500,000 = £12,500. Total: £15,000 (effective rate 3%). As a first-time buyer at exactly £500,000: 0% on first £300,000 = £0; 5% on £200,000 = £10,000. Total: £10,000 - saving £5,000 versus a standard buyer. As an additional property buyer: £15,000 standard SDLT + £25,000 surcharge (5% of £500,000) = £40,000 total.