UK Stamp Duty Calculator

Stamp Duty Land Tax (SDLT) in England and Northern Ireland is charged in slices, not as a flat rate. For a standard home mover in 2026/27, the first £250,000 is tax-free, the next £675,000 (up to £925k) is at 5%, the next £575,000 (up to £1.5m) is at 10%, and anything above £1.5m is at 12%. A £400,000 home costs £7,500 in stamp duty (5% of the £150,000 above the £250k threshold).

First-time buyers get a more generous deal: nothing on the first £425,000, then 5% up to £625,000. So a first-time buyer spending £400,000 pays zero SDLT. Step over £625,000 and the relief disappears entirely - a £626,000 purchase by a first-time buyer is taxed under the standard home mover bands, costing £18,800. Watch that cliff edge if you are stretching to a higher-priced flat.

Buy a property as an additional home (a second home, a holiday let, or a buy-to-let) and you pay an extra 3% on every band, including the bottom slice that is normally tax-free. A £400,000 buy-to-let costs £19,500 in SDLT (3% on the first £250k = £7,500, plus 8% on the next £150k = £12,000) versus £7,500 if it were your only home.

Non-UK residents add another 2% on top of whatever band applies, taking the worst-case rate to 17% on the slice above £1.5m. The surcharge applies to anyone who has not been resident in the UK for at least 183 days during the 12 months before completion. Crossing the threshold mid-purchase can be planned for if you have flexibility on completion dates. Pair this with the [Mortgage Calculator](/mortgage-calculator) to see whether the surcharge changes what you can actually afford.