Free Stamp Duty Calculator 2026/27
Calculate your Stamp Duty Land Tax (SDLT) instantly. Covers standard purchases, first-time buyers, the 5% additional property surcharge, and the non-resident surcharge — all at current 2026/27 rates.
Understanding Stamp Duty Land Tax
Stamp Duty Land Tax (SDLT) is a tax on property and land purchases in England and Northern Ireland. It operates on a graduated basis — you pay different rates on different portions of the purchase price, similar to income tax bands. The tax is paid by the buyer, and your solicitor or conveyancer will typically handle the filing and payment as part of the conveyancing process.
SDLT applies to freehold purchases, new or existing leaseholds, transfers of land or property in exchange for payment, and shared ownership properties. It does not apply to properties transferred as part of a divorce settlement, inherited properties, or gifts with no mortgage attached.
Nil-rate band reduced. From 1 April 2025, the standard nil-rate band returned to £125,000 (from the temporary £250,000). First-time buyer relief threshold also returned to £300,000 (from £425,000). This significantly increases SDLT for purchases in the £125,000–£250,000 range.
SDLT Rates from April 2025
The temporary SDLT threshold increases introduced during Covid have expired. Current rates for 2026/27:
- Standard nil-rate band: £125,000 (was temporarily £250,000 until March 2025).
- First-time buyer relief: £0 on first £300,000 for properties up to £500,000.
- Additional property surcharge: 5% (increased from 3% on 31 October 2024).
- Non-UK resident surcharge: 2% on top of all other applicable rates.
- 14-day filing deadline from completion — late filing penalties start at £100.
How Our SDLT Calculator Works
Enter the purchase price and select your buyer type. The calculator instantly shows your SDLT bill with a full band-by-band breakdown.
Standard Residential
Calculate SDLT for main residence purchases using the current graduated rate bands up to 12%.
First-Time Buyers
Automatic first-time buyer relief: £0 on the first £300,000 for properties up to £500,000.
Additional Properties
Includes the 5% surcharge for second homes, buy-to-let, and company purchases.
Non-Resident Surcharge
Adds the 2% non-UK resident surcharge where applicable, stacking with other rates.
Rate Comparison
Compare SDLT across scenarios — main residence vs additional property vs first-time buyer side by side.
Effective Rate
See your effective SDLT rate as a percentage of the purchase price, not just the total bill.
Stamp Duty FAQs
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