ENGLAND & NORTHERN IRELAND · SDLT 2026
Stamp Duty Land Tax Calculator 2026
Stamp duty is charged on price bands, not simply one percentage of the whole property. First-time buyer relief also disappears if the purchase exceeds £500,000.
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Calculation results
England and Northern Ireland residential property only; buyer eligibility and complex transactions require HMRC review.
Estimate only. A bank, employer, tax office or lender may apply additional conditions. See the scope and source below.
When and how to use this calculator
If you qualify for first-time buyer relief on a £400,000 home, the first £300,000 is 0% and the next £100,000 is 5%, giving £5,000 SDLT. At a price above £500,000 the standard bands apply to the entire price.
- Confirm the property is residential and located in ENGLAND or NORTHERN IRELAND; Scotland has LBTT and Wales has LTT.
- Only choose first-time buyer relief after checking every joint buyer's eligibility and the £500,000 transaction cap. Choose additional dwelling only where HMRC's higher-rate rules actually apply.
- Check your non-UK residence status under HMRC's SDLT test and whether leasehold rent NPV, linked deals, reliefs, company rules, multiple dwellings or a main-home replacement affect the final liability.
Understand your result
Rates applicable from 1 April 2025 as checked for 2026. Excludes unusual corporate transactions, non-residential, mixed-use, lease rent NPV, linked transactions, reliefs and refunds; it does NOT decide if reliefs or surcharges legally apply.
Questions people ask
Can I claim first-buyer relief on a £500,001 home?
No. The purchase price must be £500,000 or less. Over this, standard residential SDLT applies to the whole transaction.
Is additional-property tax exactly 5% of the price?
For ordinary additional-dwelling cases, the surcharge adds 5 percentage points to each basic residential band, subject to statutory exceptions.
Do Scotland and Wales have the same tax?
No. This calculator is only for England and Northern Ireland. Scotland uses LBTT and Wales uses LTT.
Reference and calculation scope
Source material is provided for independent checking. Our calculator is not a government or bank service.