Stamp Duty Land Tax 2026: rates, thresholds and calculator
What you’ll actually pay in Stamp Duty in 2026 - current rates for every price band, first-time buyer relief, the 5% surcharge for second homes, and how to calculate your bill in under a minute.
3 min read · Updated 7 August 2026 · By Dwellmark Editorial
Stamp Duty Land Tax (SDLT) is a tax you pay when you buy a property in England or Northern Ireland. It is charged on the price you pay, and it is progressive - you only pay the higher rate on the portion of the price that falls into each band, not on the whole amount. Scotland (LBTT) and Wales (LTT) have their own systems.
Current rates for a single property
If, after buying, the property is the only residential property you own, you pay SDLT at these rates:
| Property value (portion) | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5 million | 10% |
| Above £1.5 million | 12% |
Because the tax is banded, the maths is simpler than it looks. Example: buy a house for £295,000. You pay 0% on the first £125,000 (£0), 2% on the next £125,000 (£2,500) and 5% on the remaining £45,000 (£2,250) - a total of £4,750, not 5% of the full price.
First-time buyer relief
If you are a first-time buyer - you have never owned a property anywhere in the world, and neither has anyone you are buying with - and the property is worth £500,000 or less, your nil-rate band doubles to £300,000.
- 0% SDLT on the first £300,000
- 5% on the portion from £300,001 up to £500,000
- No relief at all above £500,000 - standard rates apply to the full price
Examples: a first home at £350,000 costs £0 in SDLT. At £450,000 you pay 5% on £150,000 = £2,500. That relief is often the difference between a deposit being enough or not.
Use the calculator
Stamp Duty calculator
Full page ↗Estimated Stamp Duty
£2,500
✓ First-time buyer relief applied — you pay nothing on the first £300,000.
- 0% on first £300,000£0
- 5% on £50,000£2,500
Estimate for England & Northern Ireland. England & Northern Ireland only. Scotland (LBTT) and Wales (LTT) differ. Rates and rules last checked: 7 August 2026 (rules v3, sourced from GOV.UK). Your conveyancer calculates and pays the final amount.
Work out your exact Stamp Duty Land Tax bill in seconds - standard rates, first-time buyer relief and the additional-property surcharge. Rates sourced from GOV.UK.
Frequently asked questions
Frequently asked questions
How much stamp duty do I pay on a £300,000 house?
For a single property in England or Northern Ireland you pay 2% on the portion from £125,001 to £250,000 (£2,500) and 5% on the portion from £250,001 to £300,000 (£2,500) - £5,000 in total. If you are a first-time buyer, the bill is £0, because the £300,000 nil-rate band covers the full price.
Do first-time buyers pay stamp duty?
Most don’t. First-time buyer relief gives a £300,000 nil-rate band on properties worth £500,000 or less, so most first homes under £300,000 are completely free of stamp duty. Above £300,000 you pay 5% on the excess, up to £500,000. Above £500,000 the relief is lost entirely.
Is there extra stamp duty on a second home?
Yes - 5% on top of the standard rates if you already own another residential property and aren’t replacing your main residence. If you’re buying a new main home and haven’t sold the old one yet, you pay the surcharge but can usually claim a refund once the old home sells within 36 months.
When do I actually pay stamp duty?
SDLT is due within 14 days of completion. In practice your conveyancer prepares the return and pays the tax out of the completion funds, so you rarely handle it yourself - just make sure the money is accounted for in your budget.
When and how you pay
SDLT is due within 14 days of completion. In almost every purchase your conveyancer files the SDLT return and pays the tax from the completion funds, so you rarely do anything yourself - but make sure the money is in your budget and your solicitor knows it is.
A few situations change the calculation: shared ownership (you can elect to pay SDLT on the market value or on each share as you staircase), leasehold new builds (SDLT is usually charged on the purchase price plus a proportion of the ground rent), and non-UK residents (an extra 2% surcharge usually applies).
Source: GOV.UK - Stamp Duty Land Tax: residential property rates — Rates and examples checked 7 August 2026
Source: GOV.UK - Stamp Duty Land Tax: first-time buyers — Relief thresholds checked 7 August 2026
Calculate your stamp dutyWork out your exact bill in seconds - including first-time buyer relief.Stamp duty for first-time buyersFull eligibility rules, examples and traps explained.
Sources
- GOV.UK - Stamp Duty Land Tax: residential property rates — Rates and examples checked 7 August 2026
- GOV.UK - Stamp Duty Land Tax: first-time buyers — Relief thresholds checked 7 August 2026
Keep reading
Stamp duty refunds: when and how to claim
Stamp Duty Land Tax refunds can apply in a limited set of situations, including some higher-rates purchases, some residency surcharge cases,
Devolved property taxes: LBTT (Scotland) and LTT (Wales) explained
LBTT and LTT are devolved taxes that replace SDLT in Scotland and Wales respectively.
Stamp duty on a second home: the 5% surcharge explained
Buying a second property costs an extra 5% in Stamp Duty on top of the normal rates - but the main-residence replacement rule and the refund system save most movers. The full guide.
Stamp duty for first-time buyers: the full 2026 guide
Do first-time buyers pay stamp duty? Usually not - here’s who qualifies for the £300,000 relief, what happens above £500,000, and the traps that cost people thousands.