Stamp duty calculator
Work out the stamp duty land tax (SDLT) you will pay when buying a home in England or Northern Ireland, based on your buyer profile. Resident and non-resident buyers, first-time buyers, second homes, buy-to-let and company purchases are all covered.
For the subject in full and the questions we are asked most, see our guide page:
How Much Stamp Duty Do You Pay in the UK?
Note: Stamp Duty Land Tax applies in England and Northern Ireland only. Scotland charges LBTT and Wales charges LTT. This page is general information and is not a substitute for tax advice.
Work out the stamp duty you will pay
Enter the price and choose your buyer profile. The result is shown band by band, with the surcharges applied and any refund routes explained underneath.
| Band | Rate | Tax |
|---|
2026 residential stamp duty rates
The rates apply band by band: each slice of the price is taxed at its own rate, not the whole property at a single rate. Surcharges are added to every band in the table, not only to one of them.
| Price band | Standard | Additional property +5% surcharge | Non-resident +2% surcharge | Both combined +7% surcharge |
|---|---|---|---|---|
| £0 to £125,000 | 0% | 5% | 2% | 7% |
| £125,001 to £250,000 | 2% | 7% | 4% | 9% |
| £250,001 to £925,000 | 5% | 10% | 7% | 12% |
| £925,001 to £1,500,000 | 10% | 15% | 12% | 17% |
| Above £1,500,000 | 12% | 17% | 14% | 19% |
| Price band | Rate |
|---|---|
| £0 to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
| Above £500,000 | No relief, standard rates apply |
Sürşarjlar yalnızca bedeli £40.000 ve üzerindeki alımlarda uygulanır. Ticari veya karma kullanımlı mülklerde farklı bir tarife geçerlidir: £150.000’e kadar %0, £150.001 ile £250.000 arası %2, £250.000 üzeri %5.
Which scale applies to you?
On an identically priced home the tax can differ several times over, depending on your residence status and on what the property means for you.
Resident buyer, only or main home
A buyer who counts as UK resident and is buying the only home they will live in pays the standard scale: no tax up to £125,000, then 2%, 5%, 10% and 12%. No surcharge is added.
First-time buyer
The relief applies to homes costing no more than £500,000 that the buyer will live in: 0% up to £300,000 and 5% from £300,001 to £500,000. The buyer must never have owned a home anywhere in the world, and on a joint purchase every buyer must meet that test. Above £500,000 the relief is lost entirely.
Additional property and second homes
If you will own more than one home once the purchase completes, a 5% surcharge is added to every band on purchases of £40,000 or more. Homes abroad count towards that test. If you are replacing your main home and sell the old one within 36 months, you can reclaim the surcharge.
Buy-to-let investment
A home bought to let is never a main residence, so the 5% additional property surcharge always applies. For a non-resident investor the total additional burden reaches 7%, and it belongs in the yield calculation from the outset.
Non-resident buyer
If you spent fewer than 183 days in the UK in the 12 months before completion, 2% is added to every band. If you then spend 183 days in the country in the 12 months following completion you count as resident and can reclaim the 2% within two years.
Buying through a company
Limited company purchases are charged at the additional property rates. If no relief such as a property rental business is claimed, a flat 17% applies to homes above £500,000, rising to 19% for a non-resident company. A company-held home may also bring an annual ATED return.
How filing and payment work
The tax arises on the day the transfer completes and must be reported shortly afterwards.
Fixing the consideration
The tax is calculated on the purchase consideration. A reasonable amount apportioned to moveable items such as furniture can be taken out of the taxable base.
Completion
The completion date starts the filing clock. It is completion that counts, not the date contracts were exchanged.
File within 14 days
The return and the payment are made to HMRC within 14 days of completion. Interest and penalties apply if you are late.
The solicitor's role
In practice the solicitor handling the transfer files and pays on your behalf, but the responsibility remains with the buyer.
Refund claims
The additional property surcharge can be reclaimed within 12 months of the sale, and the non-resident surcharge within two years.
Common questions about stamp duty
Stamp Duty Land Tax (SDLT) applies only to purchases in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both at different rates.
Residence for stamp duty purposes is a separate test from residence for income tax. If you spent at least 183 days in the UK in the 12 months before completion you count as resident. If you complete those 183 days in the 12 months after completion you can reclaim the 2% surcharge you paid.
No. The relief is for buyers who have never owned a home anywhere in the world. A share acquired by inheritance also counts as ownership.
Yes, it is paid at the time of purchase. But if the new home will be your main residence and you sell the old one within 36 months, you can claim a refund within 12 months of that sale.
The liability arises on completion of the transfer, not on signing the contract. On a scheme completing in two years the tax is paid on handover, and if the rates change in the meantime the scale in force at completion applies.
Not for stamp duty, and in most cases it increases it. Company purchases are charged at the additional property rates, and without a relief a flat 17% applies above £500,000. A company structure earns its keep on the rental income and corporation tax side; take that decision with your tax adviser.
Where six or more homes are bought in a single transaction the deal may be treated as commercial property and the commercial scale can apply. This is an area that calls for specialist advice.
No. The tool gives the right answer for standard residential scenarios, but the make-up of the consideration, leasehold purchases with a rent, reliefs and mixed use can all change the outcome. The final figure is confirmed by the solicitor handling the transaction.
Let us work out your full purchase cost together
Stamp duty is not the only line in the total cost of a purchase. We prepare a clear picture that also covers legal fees, land registration, searches, mortgage costs and annual running expenses.
Last updated 31 August 2026. The stamp duty rates have been verified against official sources.
capital.works® is a registered trade mark of YATIRIM UK LIMITED. The information on this page is general in nature and is not tax or legal advice. Rates and reliefs can change; confirm the current position before you decide.