Stamp Duty Calculator UK 2026 — First-Time Buyers, Second Homes & Buy-to-Let
Calculate exactly how much stamp duty you'll pay in 2026 — for first-time buyers, home movers, second homes and buy-to-let. Covers England, Scotland and Wales with instant results.
Stamp Duty Calculator UK 2026 — First-Time Buyers, Second Homes & Buy-to-Let
Calculate exactly how much stamp duty you'll pay in 2026 — for first-time buyers, home movers, second homes and buy-to-let. Covers England, Scotland and Wales with a full band-by-band breakdown.
Stamp duty changed significantly on 1 April 2025 when the temporary relief introduced in 2022 expired. The thresholds reverted — meaning thousands of buyers now pay stamp duty where they previously would not have. If you're buying in 2026, calculating your exact liability before exchange is essential: stamp duty must be paid within 14 days of completion and cannot be added to most mortgages.
Use our calculator below for an instant, accurate result. Select your buyer type, enter the property price and your region — we'll show you the full breakdown band by band.
2026 Stamp Duty Rates — England
The temporary stamp duty relief that ran from September 2022 ended on 31 March 2025. From 1 April 2025, the standard SDLT rates apply. These are the current rates for purchases in England and Northern Ireland:
Home Movers — Standard Rates
| Property value | SDLT rate | Tax on band |
|---|---|---|
| Up to £250,000 | 0% | £0 |
| £250,001 – £925,000 | 5% | Up to £33,750 |
| £925,001 – £1,500,000 | 10% | Up to £57,500 |
| Above £1,500,000 | 12% | No limit |
First-Time Buyers — Relief Rates (England)
| Property value | SDLT rate | Notes |
|---|---|---|
| Up to £300,000 | 0% | FTB relief — zero tax |
| £300,001 – £500,000 | 5% | FTB relief — 5% on this portion only |
| Above £500,000 | Standard rates apply | No FTB relief — treated as home mover |
Second Homes & Buy-to-Let (England) — +5% Surcharge
| Property value | Standard rate | Surcharge | Total rate |
|---|---|---|---|
| Up to £250,000 | 0% | 5% | 5% |
| £250,001 – £925,000 | 5% | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 5% | 15% |
| Above £1,500,000 | 12% | 5% | 17% |
Scotland — Land and Buildings Transaction Tax (LBTT) 2026
| Property value | LBTT rate | FTB relief threshold |
|---|---|---|
| Up to £145,000 | 0% | 0% up to £175,000 (FTB) |
| £145,001 – £250,000 | 2% | 2% on this portion (FTB) |
| £250,001 – £325,000 | 5% | 5% on this portion |
| £325,001 – £750,000 | 10% | 10% on this portion |
| Above £750,000 | 12% | 12% on this portion |
Wales — Land Transaction Tax (LTT) 2026
| Property value | LTT rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
Stamp Duty Quick Reference — Common Property Prices (England 2026)
| Property price | Home mover | First-time buyer | Second home / BTL |
|---|---|---|---|
| £150,000 | £0 | £0 | £7,500 |
| £200,000 | £0 | £0 | £10,000 |
| £250,000 | £0 | £0 | £12,500 |
| £300,000 | £2,500 | £0 | £17,500 |
| £350,000 | £5,000 | £2,500 | £22,500 |
| £400,000 | £10,000 | £5,000 | £27,500 |
| £450,000 | £12,500 | £7,500 | £30,000 |
| £500,000 | £15,000 | £10,000 | £37,500 |
| £600,000 | £20,000 | £20,000 (no relief) | £47,500 |
| £750,000 | £27,500 | £27,500 (no relief) | £62,500 |
| £1,000,000 | £43,750 | £43,750 (no relief) | £93,750 |
How to Reduce Your Stamp Duty Bill Legally
1. Buy Below Key Thresholds
The most impactful saving is ensuring your purchase price does not cross a band threshold unnecessarily. A property at exactly £250,000 for a home mover attracts £0 in stamp duty. At £250,001 it attracts 5% on everything above £250,000. Negotiating a price reduction of £1 on a £255,000 property saves nothing — but negotiating down to £249,999 saves £250.
2. Allocate Fixtures and Fittings Separately
Stamp duty applies to land and property, not to removable fixtures and fittings. If a seller is including white goods, curtains, garden furniture or other moveable items, these can be valued separately and deducted from the property price for SDLT purposes — reducing your taxable consideration. This must be a genuine, fair market value allocation — HMRC scrutinises unrealistic valuations.
3. Claim First-Time Buyer Relief
If you have never owned a property anywhere in the world, you qualify for first-time buyer relief. This includes properties inherited or gifted — if you have ever had a beneficial interest in a property, you do not qualify. Married couples and civil partners: if either partner has previously owned property, neither qualifies for first-time buyer relief.
4. Multiple Dwellings Relief
If you are buying multiple dwellings in a single transaction — a block of flats, for example — multiple dwellings relief (MDR) can significantly reduce the SDLT liability by averaging the price per dwelling rather than applying the full rate to the total.
Stamp Duty FAQs
When did stamp duty change in 2025?
The temporary stamp duty relief introduced in September 2022 ended on 31 March 2025. From 1 April 2025, standard rates apply: 0% up to £250,000 for home movers, and 0% up to £300,000 for first-time buyers (with 5% on the portion from £300,001 to £500,000).
Do first-time buyers pay stamp duty in 2026?
First-time buyers pay no stamp duty on the first £300,000. On properties between £300,001 and £500,000 they pay 5% on the portion above £300,000. Properties above £500,000 do not qualify for relief and standard rates apply from £0.
How much is stamp duty on a second home UK 2026?
Second homes and buy-to-let properties attract a 5% surcharge on top of standard SDLT rates across the full purchase price. A second home at £300,000 costs £17,500 in stamp duty — versus £2,500 for a home mover at the same price.
Is stamp duty different in Scotland and Wales?
Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) with different band thresholds. Wales uses Land Transaction Tax (LTT) with its own rates — notably a higher zero-rate threshold of £225,000 versus England's £250,000. Use the calculator above and select your region for accurate figures.
Can you add stamp duty to your mortgage?
Some lenders allow this if you have sufficient equity headroom, but you then pay interest on the stamp duty amount over the full mortgage term — significantly increasing total cost. Most financial advisers recommend paying stamp duty from savings where possible.
Key Stamp Duty Facts for 2026
- Home movers: 0% up to £250,000 — 5% from £250,001 to £925,000
- First-time buyers: 0% up to £300,000 — 5% from £300,001 to £500,000
- Properties over £500,000: no first-time buyer relief — standard rates apply from £0
- Second homes / buy-to-let: +5% surcharge on entire purchase price
- Scotland (LBTT): 0% up to £145,000 — higher bands differ from England
- Wales (LTT): 0% up to £225,000 — 6% from £225,001 to £400,000
- Must be paid within 14 days of completion
- Cannot usually be added to your mortgage
