Stamp Duty Calculator UK 2026 — SDLT Calculator

What is a Stamp Duty UK 2026 — SDLT Calculator?

Stamp Duty Land Tax (SDLT) is a tax paid by property buyers in England and Northern Ireland when purchasing residential or commercial property above certain thresholds. Wales uses Land Transaction Tax (LTT) and Scotland uses Land and Buildings Transaction Tax (LBTT) — both with different rates and thresholds. UK SDLT bands for residential property in 2026: 0% on the first £250,000. 5% on £250,001–£925,000. 10% on £925,001–£1.5 million. 12% above £1.5 million. SDLT is calculated on a tiered basis — only the portion of the price in each band is taxed at that band's rate, similar to income tax bands. First time buyer relief: 0% on the first £425,000 and 5% on £425,001–£500,000. Above £500,000, standard rates apply. Additional property surcharge: buyers purchasing a second home, buy-to-let, or investment property pay an extra 3% on every band. Non-UK residents pay an additional 2% surcharge on top of standard or additional property rates.

How to Use This Calculator

Enter the full property purchase price in pounds. Select your buyer type: First Time Buyer (for relief on purchases up to £500,000), Moving Home (standard residential rates), or Additional Property (standard rates plus 3% surcharge). Click Calculate to see the exact stamp duty broken down by band, your effective rate, and the total cost of the purchase including SDLT.

💡 Pro Tips

• ✓First time buyers pay 0% SDLT on properties up to £425,000 — a saving of up to £8,750 vs standard rates.
• ✓Additional properties (buy-to-let, second home) attract a 3% surcharge on every single pound of the purchase.
• ✓SDLT must be paid and a return filed within 14 days of completion.
• ✓Non-UK residents pay an additional 2% surcharge on top of all other applicable rates.
• ✓Scotland and Wales use different taxes (LBTT and LTT) — this calculator covers England and Northern Ireland only.
• ✓Mixed-use properties (part residential, part commercial) use different rates — consult a solicitor.
• ✓SDLT is calculated on the total consideration paid, including any VAT, fixtures, and fittings included in the sale.

Who Uses This Calculator?

UK first time buyers calculating total purchase costs before making an offer. Property investors assessing buy-to-let acquisition costs and yields. Anyone moving home who needs to budget the total cost of a property transaction. Estate agents and mortgage brokers calculating SDLT for clients. Landlords comparing the stamp duty impact of different property price points.

Frequently Asked Questions

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