Stamp Duty Calculator Guide: How Much Will You Pay in 2026?

Stamp Duty Land Tax (SDLT) is one of the largest upfront costs when buying a property in England and Northern Ireland. Yet many buyers only discover how much they owe at the last minute. This guide explains the current stamp duty thresholds, how to calculate your bill, first-time buyer relief, and the additional property surcharge so you can budget accurately before making an offer.

What Are the UK Stamp Duty Thresholds in 2026?

Stamp duty is calculated on a tiered basis, similar to income tax. You only pay each rate on the portion of the purchase price that falls within that band. The current rates for residential property purchases in England and Northern Ireland are:

Up to £250,000: 0%
£250,001 to £925,000: 5%
£925,001 to £1,500,000: 10%
Above £1,500,000: 12%

For example, a property purchased for £500,000 would incur stamp duty of £12,500: 0% on the first £250,000 (£0) plus 5% on the remaining £250,000 (£12,500). Scotland and Wales have their own property transaction taxes with different thresholds.

Do First-Time Buyers Pay Stamp Duty?

First-time buyers benefit from a higher nil-rate threshold of £425,000 (compared to £250,000 for other buyers). For properties priced between £425,001 and £625,000, first-time buyers pay 5% only on the portion above £425,000. This means a first-time buyer purchasing a £500,000 property pays just £3,750 in stamp duty, compared to £12,500 for a non-first-time buyer.

Properties priced above £625,000 do not qualify for first-time buyer relief at all, and the standard rates apply to the entire purchase price. This cliff edge is worth being aware of if you are considering properties near the threshold.

How Much Extra Stamp Duty Do You Pay on a Second Home?

If you are buying a second home, a buy-to-let property, or any additional residential property, you pay a 3% surcharge on top of the standard rates. This applies to every band, including the first £250,000 (which becomes 3% instead of 0%). For a £300,000 buy-to-let purchase, the total stamp duty would be £11,500: 3% on £250,000 (£7,500) plus 8% on £50,000 (£4,000). This significantly impacts the returns on buy-to-let investments, so factor it into your rental yield calculations.

How Do You Calculate Your Stamp Duty?

The tiered system means you cannot simply multiply the purchase price by a single percentage. You need to calculate each band separately and add them together. For a £600,000 property: 0% on the first £250,000 (£0) plus 5% on the next £350,000 (£17,500) gives a total of £17,500. Our Stamp Duty Calculator handles this automatically, including first-time buyer relief and the additional property surcharge.

What Other Property Purchase Costs Should You Budget For?

Stamp duty is just one of several upfront costs when buying a property. You should also budget for solicitor or conveyancer fees (£1,000 to £2,500), a property survey (£300 to £1,500 depending on the type), mortgage arrangement fees (£0 to £2,000), and removal costs (£500 to £2,000). Use our Home Affordability Calculator to understand your total buying budget and our Mortgage Calculator to model your monthly repayments.