Stamp Duty Calculator UK 2026

Use GlobalCalqulate’s free UK Stamp Duty Calculator (2026) to estimate Stamp Duty Land Tax (SDLT) on property purchases. Calculate stamp duty for first-time buyers, home movers, buy-to-let and second homes including the additional property surcharge. Supports UK nation rules: England & Northern Ireland (SDLT), Scotland (LBTT) and Wales (LTT) to give a clear cost breakdown and total cash needed for purchase.

Last revised 13 September 2026

By Team GlobalCalqulate · About our editorial standards

Property & Buyer

Property price

The agreed purchase price. Stamp duty is charged on this figure, band by band.

Where is the property?

England and Northern Ireland charge SDLT, Scotland charges LBTT and Wales charges LTT — three different band tables.

Buyer type

First-time buyers get relief; an additional property attracts a surcharge in England, Northern Ireland and Scotland.

Additional Assumptions

Financial Disclaimer: This result is an educational estimate produced by applying published rates and thresholds to the figures you entered. It is not a tax determination: your actual liability depends on circumstances this calculator does not collect. Confirm your position with the relevant tax authority or a qualified accountant before acting on it. Full disclaimer.

Sources & methodology

Formula:: Banded (slice) calculation
Reference:: HM Revenue & Customs
Rates for:: 2026/27
Figures verified:: September 2026 — checked against the primary source above
Scheduled re-verification:: April 2027

Calculation type: Rule-based calculation. Uses 2026/27 rates and thresholds. Figures are taken from HM Revenue & Customs and Revenue Scotland and Welsh Government — see sources below.

Reviewed by Team GlobalCalqulate — Verifies each figure against the issuing authority's published source · Checked 8 September 2026

Your entries stay on this device. This calculator runs entirely in your browser — the figures you type are not sent to us or to anyone else. The page itself uses cookies for analytics and advertising, described in the privacy policy.

Formula & methodology

Formula used

Banded (slice) calculation

tax = Σ (portion of price falling in each band × that band's rate)

Only the slice of the price inside each band is charged at that band's rate — the whole price is never taxed at the top rate reached. Crossing a threshold therefore raises the tax on the excess only, not on the entire purchase.

Three separate regimes

England and Northern Ireland charge Stamp Duty Land Tax, Scotland charges Land and Buildings Transaction Tax, and Wales charges Land Transaction Tax. They are different taxes with different thresholds and bands, not regional variants of one tax — the nation you select changes the whole schedule.

First-time buyer relief

In England and Northern Ireland the relief is capped: above the cap no relief applies at all and standard rates are charged on the full price. In Scotland the relief instead extends the nil-rate band. Wales offers no first-time buyer relief.

Additional properties

England and Scotland add a surcharge on top of the standard bands, and neither applies below £40,000. Wales does not levy a surcharge — since December 2024 it uses a separate table with no nil-rate band, charging from the first pound.

Step-by-step calculation

1. Select the nation
This determines whether SDLT, LBTT or LTT rules apply.
2. Select the buyer type
Home mover, first-time buyer, or additional property — each can change the schedule used.
3. Walk the price through the bands
Each slice of the price is charged at the rate for its band and the results are summed.
4. Apply relief or surcharge
First-time buyer relief is applied subject to its cap; the additional-property rules are applied in the form that nation uses.

Limitations

Residential purchases only. Non-residential and mixed-use property use different band schedules, and the six-or-more-dwellings and multiple-dwellings rules are not modelled.
Buyer type is taken at face value. Whether you genuinely qualify as a first-time buyer, or whether a purchase counts as an additional dwelling, depends on rules about prior ownership worldwide, joint purchasers and trusts that this calculator does not test.
Non-resident surcharges are not applied.
Refunds — such as reclaiming the additional-property surcharge after selling a previous main residence within the time limit — are not modelled.
Linked transactions, leasehold premiums and net present value on rent, and shared-ownership elections all follow separate rules that are excluded.
This is an estimate, not a tax return. Your solicitor or conveyancer files the return and confirms the amount actually due.

This page is educational. It applies published rates and thresholds to the figures you enter and shows the arithmetic behind the result. It is an estimate, not a tax determination: your actual liability depends on circumstances this calculator does not collect, and only the relevant tax authority — or an accountant who can see your full position — can confirm what you owe.

Sources & references

Stamp Duty Land Tax: residential property rates — HM Revenue & Customs
LBTT residential property rates and bands — Revenue Scotland
Additional Dwelling Supplement (ADS) — Revenue Scotland
Land Transaction Tax rates and bands — Welsh Government

Help & FAQs

Frequently Asked Questions

Clear answers to common questions to help you use this calculator confidently.

Does the calculator use current UK SDLT rates?

Tap to view the answer

The calculator is designed around commonly available UK stamp duty guidelines. Rates and thresholds may change over time. The estimates are meant for planning, not exact tax filing.

Are exemptions and reliefs included?

Tap to view the answer

The calculator may include common first-time buyer reliefs. It does not capture every possible exemption or special case. Your actual liability may vary.

Is this calculator useful for first-time buyers?

Tap to view the answer

Yes, first-time buyers can use it to estimate potential stamp duty relief. It supports early budgeting. Results are indicative.

What happens if I change the property price?

Tap to view the answer

Updating the purchase price will change the estimated stamp duty amount. You can adjust this input to explore scenarios. The calculator updates results accordingly.

How does buyer status affect results?

Tap to view the answer

First-time buyer status or purchasing an additional property can change the applicable rates. You can select different options to see indicative outcomes. Results may vary.

Need more help? Contact support or email globalcalqulate@gmail.com

We typically reply within 24–48 hours.

More United Kingdom calculators

All United Kingdom calculators

Portion of price	Rate	Taxed in band	Tax
£0 – £125,000	0%	£125,000	£0
£125,000 – £250,000	2%	£125,000	£2,500
£250,000 – £925,000	5%	£50,000	£2,500
Stamp Duty Land Tax on these bands	£5,000

Portion of price

Rate

Taxed in band

Tax

£0 – £125,000

£125,000

£0

£125,000 – £250,000

£125,000

£2,500

£250,000 – £925,000

£50,000

£2,500

Stamp Duty Land Tax on these bands

£5,000

How to Use This Calculator

Enter property price

Provide the agreed purchase price of the property.

Choose UK nation

Select England, Scotland, Wales or Northern Ireland — this determines whether SDLT, LBTT or LTT bands apply.

Select buyer type

Choose first-time buyer, home mover, or additional property. First-time buyer relief has no effect in Wales, which does not offer it.

Add legal fees (optional)

Tick "Include legal & conveyancing fees" and enter an estimate to see it added to your total purchase cost.

View stamp duty

See your estimated tax, the effective rate as a percentage of the price, and total purchase cost instantly.

Understanding UK Stamp Duty

Stamp Duty Land Tax (SDLT) in England & Northern Ireland

SDLT is a progressive slice tax on property purchases in England and Northern Ireland. Standard rates for 2026/27: 0% up to £125,000, 2% £125,001–£250,000, 5% £250,001–£925,000, 10% £925,001–£1.5m, 12% above £1.5m. The temporary £250,000 nil-rate band ended on 31 March 2025. First-time buyers pay 0% up to £300,000 and 5% from £300,001–£500,000, but relief is withdrawn entirely above £500,000 — above that price standard rates apply to the whole purchase. Additional properties (buy-to-let, second homes) pay a 5% surcharge on top of standard rates, on purchases of £40,000 or more.

Land and Buildings Transaction Tax (LBTT) in Scotland

Scotland uses LBTT, not SDLT, with its own bands: 0% up to £145,000, 2% £145k-£250k, 5% £250k-£325k, 10% £325k-£750k, 12% above £750k. First-time buyer relief extends the nil-rate band to £175,000, worth up to £600. Additional properties pay an 8% Additional Dwelling Supplement on top of standard rates (raised from 6% on 5 December 2024), on purchases of £40,000 or more.

Land Transaction Tax (LTT) in Wales

Wales implemented LTT, separate from English SDLT and Scottish LBTT. Standard rates: 0% up to £225,000, 6% £225k-£400k, 7.5% £400k-£750k, 10% £750k-£1.5m, 12% above £1.5m. Wales has no first-time buyer relief at all — first-time buyers pay the same rates as everyone else. Additional properties do not pay a surcharge on top of these rates; instead, since 11 December 2024, Wales uses an entirely separate higher-rates table with no nil-rate band: 5% up to £180,000, 8.5% £180k-£250k, 10% £250k-£400k, 12.5% £400k-£750k, 15% £750k-£1.5m, 17% above £1.5m.

First-time buyer relief and qualifying conditions

England and Northern Ireland: 0% to £300,000 and 5% to £500,000, with no relief at all above £500,000 — above that price standard rates apply to the whole purchase, not just the excess (must be a first property, bought as your only or main residence). Scotland: LBTT first-time buyer relief extends the nil-rate band to £175,000, worth up to £600. Wales: Land Transaction Tax has NO first-time buyer relief — first-time buyers pay the same rates as everyone else, with a £225,000 nil-rate band that applies to all buyers. Married couples and civil partners cannot both claim relief on the same property, and neither qualifies if either has previously owned a home.

Additional properties surcharge for buy-to-let and second homes

England/NI: additional 5% surcharge added to every standard band, on purchases of £40,000 or more (raised from 3% on 31 October 2024). Scotland: 8% Additional Dwelling Supplement on top of standard rates, also from £40,000. Wales: no surcharge — a completely separate higher-rates table applies instead (see above), starting at 5% from the first pound with no nil-rate band. Applies to buy-to-let, holiday homes, second residences. Does not apply to inheriting property or purchase with dependent children (some exceptions).

Planning for stamp duty in property budgets

Stamp duty is a major cost, often £5,000-£50,000+ for typical purchases. Always factor into total property budget. Tax rises with the price in slices, so a small change in the price only changes the tax on the slice it moves. Conveyancers calculate exact liability; use calculator for estimates.

Formula & methodology

Formula used

Banded (slice) calculation

tax = Σ (portion of price falling in each band × that band's rate)

Three separate regimes

First-time buyer relief

Additional properties

Step-by-step calculation

1. Select the nation
This determines whether SDLT, LBTT or LTT rules apply.
2. Select the buyer type
Home mover, first-time buyer, or additional property — each can change the schedule used.
3. Walk the price through the bands
Each slice of the price is charged at the rate for its band and the results are summed.
4. Apply relief or surcharge
First-time buyer relief is applied subject to its cap; the additional-property rules are applied in the form that nation uses.

Limitations

Residential purchases only. Non-residential and mixed-use property use different band schedules, and the six-or-more-dwellings and multiple-dwellings rules are not modelled.
Buyer type is taken at face value. Whether you genuinely qualify as a first-time buyer, or whether a purchase counts as an additional dwelling, depends on rules about prior ownership worldwide, joint purchasers and trusts that this calculator does not test.
Non-resident surcharges are not applied.
Refunds — such as reclaiming the additional-property surcharge after selling a previous main residence within the time limit — are not modelled.
Linked transactions, leasehold premiums and net present value on rent, and shared-ownership elections all follow separate rules that are excluded.
This is an estimate, not a tax return. Your solicitor or conveyancer files the return and confirms the amount actually due.

Calculator inputs

Property & Buyer

Additional Assumptions

Your results

Sources & methodology

Formula & methodology

Formula used

Banded (slice) calculation

Three separate regimes

First-time buyer relief

Additional properties

Step-by-step calculation

Limitations

Sources & references

Does the calculator use current UK SDLT rates?

Are exemptions and reliefs included?

Is this calculator useful for first-time buyers?

What happens if I change the property price?

How does buyer status affect results?

More United Kingdom calculators

More United Kingdom calculators

Calculator inputs

Property & Buyer

Additional Assumptions

Your results

How your Stamp Duty Land Tax was worked out, band by band

Sources & methodology

How to Use This Calculator

Example: £300,000 home in England

Understanding Your Results

Key Tips

Understanding UK Stamp Duty

Stamp Duty Land Tax (SDLT) in England & Northern Ireland

Land and Buildings Transaction Tax (LBTT) in Scotland

Land Transaction Tax (LTT) in Wales

First-time buyer relief and qualifying conditions

Additional properties surcharge for buy-to-let and second homes

Planning for stamp duty in property budgets

Formula & methodology

Formula used

Banded (slice) calculation

Three separate regimes

First-time buyer relief

Additional properties

Step-by-step calculation

Limitations

Sources & references

How your Stamp Duty Land Tax was worked out, band by band

How to Use This Calculator

Example: £300,000 home in England

Understanding Your Results

Key Tips

Understanding UK Stamp Duty

Stamp Duty Land Tax (SDLT) in England & Northern Ireland

Land and Buildings Transaction Tax (LBTT) in Scotland

Land Transaction Tax (LTT) in Wales

First-time buyer relief and qualifying conditions

Additional properties surcharge for buy-to-let and second homes

Planning for stamp duty in property budgets