Stamp Duty Calculator UK 2026/27 – SDLT for England & Northern Ireland

Stamp Duty Calculator UK 2026/27

Estimate Stamp Duty Land Tax (SDLT) on a residential property purchase in England or Northern Ireland. The calculator covers standard residential rates, eligible first-time buyer relief, higher rates for an additional dwelling and the 2% non-UK-resident surcharge.

Calculate your estimated SDLT

Standard residential SDLT rates selected.
Estimated Stamp Duty Land Tax
£5,000
Effective SDLT rate: 1.67%

Band-by-band calculation

This is an estimate for straightforward residential purchases. It does not determine whether you legally qualify for a relief, surcharge or exemption.

Stamp Duty rates for England and Northern Ireland in 2026/27

For a standard residential purchase, SDLT is charged progressively: 0% on the first £125,000, 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million and 12% above £1.5 million.

This means you do not pay the highest applicable rate on the whole property price. For example, a standard £300,000 purchase produces an estimated SDLT bill of £5,000: £0 on the first £125,000, £2,500 on the next £125,000 and £2,500 on the final £50,000.

First-time buyer Stamp Duty relief

Eligible first-time buyers purchasing a home for £500,000 or less pay 0% on the first £300,000 and 5% on the portion from £300,001 to £500,000. A £300,000 qualifying purchase therefore has £0 SDLT, while a £400,000 qualifying purchase has £5,000 SDLT.

For a joint purchase, everyone buying the property must be a first-time buyer, and the buyers must intend to occupy it as their main residence. If the purchase price is above £500,000, first-time buyer relief is unavailable and the standard residential rates apply.

Additional properties and buy-to-let

If the higher rates for additional dwellings apply, the current residential rates are 5% up to £125,000, 7% from £125,001 to £250,000, 10% from £250,001 to £925,000, 15% from £925,001 to £1.5 million and 17% above £1.5 million.

For example, an additional residential property bought for £300,000 produces an estimated SDLT bill of £20,000 under these rates.

Owning another property does not automatically mean every move is charged at the higher rates. The rules include provisions for replacing a main residence, and a refund may sometimes be available where the higher rate was paid before a previous main home was sold. Check your circumstances with HMRC or your conveyancer.

What about non-UK residents?

Certain non-UK-resident residential transactions are subject to a further 2 percentage point surcharge. This can apply on top of standard residential rates, first-time buyer rates or the higher rates for additional dwellings. The SDLT residence test has its own rules, so do not assume that your everyday tax-residence status automatically gives the answer.

When is Stamp Duty paid?

An SDLT return and any tax due normally need to reach HMRC within 14 days of the effective transaction date, which is usually completion. A solicitor or conveyancer will normally handle the return and payment for a buyer.

What this calculator does not cover

This tool is deliberately limited to straightforward residential purchases in England and Northern Ireland. It does not calculate Scotland’s Land and Buildings Transaction Tax (LBTT) or Wales’s Land Transaction Tax (LTT). It also does not model non-residential or mixed-use property, complex leasehold rent/net-present-value calculations, linked transactions, shared-ownership elections, corporate 17% cases, trusts, multiple-dwelling situations or every available relief and exemption.

The purchase price is also not necessarily the only possible SDLT consideration in more complicated transactions. Use the result as a planning estimate and confirm the actual liability before completion.

Official Stamp Duty guidance

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Rules checked: 5 October 2026. MoneySavvyUK provides general information and planning tools, not personalised tax, legal, mortgage or financial advice.