Stamp Duty Calculator | Stamp Duty Land Tax Rates 2026

What is Stamp Duty Land Tax (SDLT)?

Stamp Duty Land Tax (SDLT) is a government tax paid when purchasing property or land in England. The amount depends on the property's purchase price and your buyer status, such as first-time buyer or second-home owner.

How Is Stamp Duty Calculated?

Stamp duty is applied in brackets. You pay different rates on different portions of the property's value.

For example, if you buy for £300,000:

  • 0% on the first £125,000

  • 2% on the next £125,000

  • 5% on the final £50,000

When Do You Pay Stamp Duty?

Stamp Duty must be paid within 14 days of completing your property purchase. You (or your solicitor) are responsible for submitting an SDLT return and arranging payment to HMRC. Missing the 14-day deadline could lead to penalties and interest charges, so it’s crucial to act promptly.

Special Stamp Duty Rules and Reliefs

1. Temporary Stamp Duty Relief

Temporary SDLT relief measures introduced during 2023 have now ended. From April 2025, standard rates apply unless specific reliefs (such as for first-time buyers) are available.

2. First-Time Buyers

First-time buyers pay no stamp duty on homes priced up to £425,000. For properties between £425,001 and £625,000, a discounted rate applies. Above £625,000, normal rates apply.

4. Buy-to-Let and Second Homes

Purchasing an additional property, including buy-to-let investments or holiday homes, incurs an extra 3% surcharge on top of standard SDLT rates.

5. Replacing a Main Residence

If you buy a new main home before selling your existing one, the higher 3% rate applies temporarily. However, you can claim a refund if you sell your previous home within 3 years.

FAQ’s

How much stamp duty will I pay after April 2025?

It depends on your property's value and buyer status. Use our updated calculator for an instant estimate.

How much stamp duty will I pay on a £200,000 house?

On a £200,000 property, you would usually pay around £1,500 in stamp duty as a standard buyer. First-time buyers may pay less or nothing, depending on eligibility.

How much is stamp duty on a £300,000 house in the UK?

Typically around £5,000, depending on your buyer type.

How much stamp duty do you pay on a £650,000 property?

For a £650,000 property, standard buyers would typically pay around £22,500. First-time buyers do not qualify for relief above £625,000, so full rates apply. Rates may vary if buying a second home or investment property.

What is the 3-year rule for stamp duty?

If you sell your previous main home within 3 years, you could reclaim the 3% higher rate surcharge.

How to avoid paying stamp duty?

You may avoid it by purchasing below £125,000 or qualifying for first-time buyer relief.

Does being married affect stamp duty?

Married couples are treated as one buyer entity for SDLT purposes.

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