Stamp Duty Land Tax is one of the most significant costs of buying a property in England and Northern Ireland — and one that catches many buyers off guard.
Calculate your stamp duty instantly
Includes first-time buyer relief and additional property rates.
Use the calculator →Standard rates for home movers (2026)
- Up to £125,000 — 0%
- £125,001 to £250,000 — 2%
- £250,001 to £925,000 — 5%
- £925,001 to £1.5 million — 10%
- Above £1.5 million — 12%
First-time buyer relief (2026)
- Up to £300,000 — 0% (no stamp duty)
- £300,001 to £500,000 — 5% on the portion above £300,000
- Above £500,000 — ⚠️ NO first-time buyer relief — full standard rates apply
💡 Example: A first-time buyer on a £400,000 property pays just £5,000 stamp duty (0% on first £300,000, 5% on remaining £100,000). But buy at £500,001 and you lose all first-time buyer relief — jumping to standard rates. Always check the £500,000 threshold carefully!
Additional property surcharge
Buy-to-let and second homes attract a 5% surcharge on top of standard rates on every band from April 2025 — up from the previous 3%.
Disclaimer: Tax rules are subject to change. Always verify with HMRC or a qualified solicitor.