UK Stamp Duty Calculator 2026: How Much Will You Pay?
You've found your dream home for £450,000.
But how much stamp duty will you actually pay?
The answer depends on whether you're a first-time buyer (£1,250), a home mover (£10,000), or buying an additional property (£32,500). That's a difference of over £31,000 — enough for a new kitchen and bathroom.
In this guide, I'll explain exactly how UK stamp duty works in 2026, the current rates and thresholds, and how to use our calculator to get an accurate figure for your purchase.
What Is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland. It's one of the largest upfront costs when purchasing a home, yet many buyers don't budget for it until late in the process.
Here's what you need to know:
- Who pays it: The buyer, not the seller
- When it's due: Within 14 days of completion
- Who collects it: HMRC (via your solicitor)
- Where it applies: England and Northern Ireland only
💡 Regional Differences
Scotland has Land and Buildings Transaction Tax (LBTT) with different rates and thresholds.
Wales has Land Transaction Tax (LTT) with its own system.
Our calculator covers England and Northern Ireland SDLT rates only.
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UK Stamp Duty Rates 2025/26
Standard Rates (Home Movers)
If you're selling one property and buying another, these are the rates you'll pay:
| Property Price Band | SDLT Rate |
|---|---|
| £0 – £250,000 | 0% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-Time Buyer Rates
First-time buyers get significant relief on stamp duty:
| Property Price Band | SDLT Rate |
|---|---|
| £0 – £425,000 | 0% (completely exempt) |
| £425,001 – £625,000 | 5% on portion above £425,000 |
| Over £625,000 | Standard rates apply (no relief) |
⚠️ Important
If the property costs more than £625,000, you don't qualify for first-time buyer relief at all — you pay standard rates on the entire amount.
Additional Property Surcharge
Buying a second home, buy-to-let, or holiday home? You'll pay an extra 5% on top of standard rates:
| Property Price Band | Standard Rate | Additional Property Rate |
|---|---|---|
| £0 – £250,000 | 0% | 5% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
How Stamp Duty Is Calculated
Stamp duty works like income tax — you only pay each rate on the portion of the price within that band, not on the whole amount.
Example: £450,000 Property (Home Mover)
First £250,000 × 0% = £0
Next £200,000 × 5% = £10,000
Total stamp duty: £10,000
Example: £450,000 Property (First-Time Buyer)
First £425,000 × 0% = £0
Next £25,000 × 5% = £1,250
Total stamp duty: £1,250
💰 First-time buyer saves: £8,750
Example: £450,000 Property (Additional Property)
First £250,000 × 5% = £12,500
Next £200,000 × 10% = £20,000
Total stamp duty: £32,500
Real Examples: Stamp Duty Costs (2026)
Scenario 1: First-Time Buyer in Manchester
Buyer Type: First-Time Buyer
Region: England
Scenario 2: Family Upsizing in Surrey
Buyer Type: Home Mover
Region: England
Scenario 3: Buy-to-Let Investor in Birmingham
Buyer Type: Additional Property
Region: England
Calculate Your Exact Stamp Duty
Enter your property price and buyer type for an instant calculation
Use Calculator →5 Legal Ways to Reduce Your Stamp Duty Bill
Claim First-Time Buyer Relief
The opportunity: Save up to £11,250 on properties up to £625,000
Who qualifies: If neither you nor your partner has ever owned property anywhere in the world, you qualify.
The action: Your solicitor will claim this automatically, but double-check they've applied it correctly on your completion statement.
Negotiate the Price Below a Threshold
The opportunity: Small price reductions can mean big stamp duty savings
Example: Buying at £249,000 instead of £251,000 saves £100 in stamp duty. Not huge, but free money.
The action: Know the thresholds (£250k, £425k for FTB, £925k) and negotiate accordingly.
Separate Out Fixtures and Fittings
The opportunity: Items like carpets, curtains, and appliances can be purchased separately
How it works: If the seller is leaving £10,000 of fixtures, you pay stamp duty on the property minus £10,000.
The action: Get a detailed inventory. HMRC allows reasonable deductions for moveable items. A £10,000 fixtures allowance saves £500 at 5%.
Use Transfer of Equity for Couples
The opportunity: Adding a partner to your existing mortgage often doesn't trigger stamp duty
How it works: Transfer of equity (adding someone to the deed) is different from a purchase. If no money changes hands above the existing mortgage, no stamp duty is due.
The action: Get advice from a conveyancer before making any changes to property ownership.
Reclaim the Additional Property Surcharge
The opportunity: Get back the 5% surcharge if you sell your old home within 3 years
How it works: If you buy a new home before selling your old one, you pay the surcharge. But if you sell the old property within 3 years, you can reclaim it.
The action: Keep records and apply to HMRC for a refund within 12 months of selling the old property (or 3 months of the deadline, whichever is later).
⚠️ Warning
Stamp duty avoidance schemes (as opposed to legitimate planning) can result in penalties. HMRC actively pursues aggressive schemes. Stick to the methods above, which are fully legal and accepted.
Frequently Asked Questions
It depends on your buyer type:
- First-time buyer: £0 (exempt up to £425,000)
- Home mover: £2,500 (5% on £50,000 above £250,000)
- Additional property: £17,500 (includes 5% surcharge on full amount)
Use our calculator for an exact breakdown at any price point.
First-time buyers in England and Northern Ireland pay no stamp duty on properties up to £425,000.
For properties between £425,001 and £625,000, they pay 5% only on the portion above £425,000.
Important: Properties over £625,000 don't qualify for any first-time buyer relief — you pay standard rates on the entire amount.
Stamp duty must be paid within 14 days of completion.
In practice, your solicitor or conveyancer handles this as part of the purchase process. They'll:
- Calculate the correct amount
- Collect it from you (usually from your deposit funds)
- Submit the return to HMRC
- Pay HMRC on your behalf
It's included in their completion statement along with other costs like Land Registry fees.
If you're buying a second home, buy-to-let, or holiday home, you pay an additional 5% on top of standard rates.
This applies to the entire purchase price if the property costs more than £40,000.
Good news: You can reclaim this if you sell your previous main residence within 3 years of buying the new one.
Yes, Scotland and Wales have their own property transaction taxes:
Scotland: Land and Buildings Transaction Tax (LBTT)
- 0% up to £145,000
- 2% on £145,001 - £250,000
- 5% on £250,001 - £325,000
- 10% on £325,001 - £750,000
- 12% over £750,000
Wales: Land Transaction Tax (LTT)
- 0% up to £225,000
- 6% on £225,001 - £400,000
- 7.5% on £400,001 - £750,000
- 10% on £750,001 - £1,500,000
- 12% over £1,500,000
Our calculator covers England and Northern Ireland SDLT only.
Related Tools You Might Need
Pro tip: Calculate your stamp duty, then add it to your mortgage deposit requirement. Many buyers forget this cost and end up short at completion.
🏡 Calculate Your Stamp Duty Now
Get an exact breakdown for your property purchase
First-time buyer relief. Additional property surcharge. All rates included.
Use Our Free Stamp Duty Calculator 2026 →Takes 30 seconds. Works for England & Northern Ireland. No signup.
Final Thoughts: Budget for Stamp Duty Early
Stamp duty is one of the largest upfront costs when buying property, yet it's often an afterthought. Too many buyers focus on the property price and mortgage, only to discover they need an extra £10,000-£30,000 for stamp duty at the last minute.
Smart property buyers:
- Calculate stamp duty before making an offer
- Factor it into their total budget (not just the deposit)
- Know their buyer status (first-time buyer vs home mover vs additional property)
- Explore legal ways to reduce the bill
Whether you're:
- A first-time buyer wondering if you'll pay anything
- A family upsizing to a larger home
- An investor buying a rental property
- Someone buying before selling their current home
...the smartest move is always the same: calculate first, budget accurately, avoid surprises.
Use our stamp duty calculator to know exactly what you'll owe before you commit to a purchase. It takes 30 seconds and could save you from a costly shock at completion.