UK Stamp Duty Calculator 2025/26
England and Northern Ireland rates, effective from 1 April 2025. Scotland uses LBTT; Wales uses LTT,both are different.
Explain like I'm 5
When you buy a house in England, the government takes a slice called Stamp Duty. But it works in bands, not a flat percentage. The first £125,000 is free. The next bit gets taxed at 2%. Then 5% above £250,000. So a £300,000 house does not cost 5% of £300,000,it costs 0% of the first chunk, 2% of the middle chunk, and 5% of the top bit, which adds up to £5,000 total.
Stamp duty due
- Purchase price–
- Total stamp duty–
- Effective rate–
Band breakdown
| Band | Taxable amount | Rate | Tax |
|---|
Show workings
2025/26 rates: what changed from 2024/25
The temporary stamp duty reliefs introduced in September 2022 expired on 31 March 2025. From 1 April 2025, the nil-rate band for standard purchases reverted from £250,000 to £125,000. The first-time buyer nil-rate band reverted from £425,000 to £300,000, and the maximum purchase price for first-time buyer relief fell from £625,000 to £500,000.
Separately, the October 2024 Budget increased the additional dwellings surcharge from 3% to 5%, effective immediately from 31 October 2024. That change is already reflected here.
First-time buyer relief: the £500,000 cliff
First-time buyer relief is all or nothing at the top end. If your purchase price is £499,999, you pay 0% on the first £300,000 and 5% on the remaining £199,999. If your purchase price is £500,001, the relief disappears entirely and standard rates apply, meaning you suddenly owe tax on a portion you would have had free. This cliff edge is worth being aware of when negotiating a price close to £500,000.
Scotland and Wales have different taxes
SDLT only applies in England and Northern Ireland. Scottish buyers pay Land and Buildings Transaction Tax (LBTT) to Revenue Scotland. Welsh buyers pay Land Transaction Tax (LTT) to the Welsh Revenue Authority. Both have different thresholds and rates, so do not use this calculator for a property in Scotland or Wales.
Related calculators
Stamp duty is the one-off hit. These handle the monthly and yearly sums around it.
Common questions
What are the stamp duty rates for 2025/26 in England?
From 1 April 2025: 0% on the first £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1,500,000; 12% above £1,500,000. These are the standard residential rates.
What is the first-time buyer stamp duty relief in 2025/26?
First-time buyers pay 0% on the first £300,000 and 5% on £300,001–£500,000. If the price exceeds £500,000, the relief is withdrawn entirely and standard rates apply.
How much is the stamp duty surcharge on second homes?
An additional 5% is charged on each band for additional dwellings: buy-to-let properties, second homes, or any residential property when you already own one. This was increased from 3% to 5% in October 2024.
Does stamp duty apply in Scotland and Wales?
No. Scotland has LBTT and Wales has LTT. Both have different rates and thresholds. This calculator covers England and Northern Ireland only.