🏷️ UK Stamp Duty Land Tax Calculator 2026
UK Stamp Duty Rates 2026
Stamp Duty Land Tax (SDLT) is a tax paid when you buy a residential property in England and Wales. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT) — both with different rates. This calculator covers England and Wales SDLT rates for 2026.
Standard SDLT rates for home movers in 2026: 0% on the first £250,000, 5% on £250,001 to £925,000, 10% on £925,001 to £1.5 million, and 12% above £1.5 million. First-time buyers pay no SDLT on properties up to £425,000.
Stamp Duty FAQs 2026
How much stamp duty does a first-time buyer pay in 2026?
First-time buyers in England pay no stamp duty on properties up to £425,000. On properties between £425,001 and £625,000, they pay 5% on the portion above £425,000. Above £625,000, standard rates apply with no first-time buyer relief.
When do you pay stamp duty?
Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor usually handles the payment on your behalf from the funds transferred on completion day.
Do you pay stamp duty on a second home?
Yes. Buying a second home or investment property in England attracts a 3% surcharge on top of standard SDLT rates at every band. This significantly increases the cost of buy-to-let investments.
Is stamp duty tax deductible?
For owner-occupiers, stamp duty is not tax deductible. For buy-to-let landlords, the stamp duty paid on a rental property can be added to the property's cost base, reducing capital gains tax when you eventually sell.
Can you get a stamp duty refund?
Yes, in some cases. If you paid the 3% second home surcharge but sold your previous main residence within 3 years, you can claim a refund from HMRC. Applications must be made within 12 months of the sale.
💡 Stamp Duty Tips 2026
First-Time Buyer Relief
First-time buyers pay no SDLT on properties up to £425,000 and a reduced rate up to £625,000. Both buyers in a joint purchase must be first-time buyers to qualify.
Additional Property Surcharge
Buying a second home or buy-to-let attracts a 3% surcharge. Budget carefully — on a £300,000 property this adds £9,000 to your costs.
Budget for Solicitor Fees Too
Beyond stamp duty, budget £1,000-£2,500 for solicitor/conveyancer fees. Get three quotes before choosing.