Stamp Duty (SDLT) Calculator 2025-26: How Much Will You Pay?
Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland. Scotland has its own Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT). This guide covers SDLT rates for England and Northern Ireland in 2025-26.
Standard SDLT rates 2025-26 (England and Northern Ireland)
| Purchase price band | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Above £1,500,000 | 12% |
SDLT is applied to each band separately (like income tax), not to the entire purchase price at a single rate.
First-time buyer relief
First-time buyers purchasing a property worth £500,000 or less receive relief:
- 0% on the first £300,000
- 5% on the portion from £300,001 to £500,000
If the purchase price exceeds £500,000, the first-time buyer relief does not apply and standard rates are used.
Example calculations
| Purchase price | Standard SDLT | First-time buyer SDLT |
|---|---|---|
| £200,000 | £1,500 | £0 |
| £250,000 | £2,500 | £0 |
| £350,000 | £7,500 | £2,500 |
| £500,000 | £15,000 | £10,000 |
| £600,000 | £20,000 | £20,000 (no FTB relief) |
Additional property surcharge: buy-to-let and second homes
If you are buying an additional residential property — a buy-to-let investment, holiday home, or second home — a 3% surcharge applies on top of all standard SDLT bands. This applies even if you own property abroad.
Example: buying a £250,000 buy-to-let property:
- Standard SDLT: £2,500
- 3% surcharge on full £250,000: £7,500
- Total SDLT: £10,000
Scotland: Land and Buildings Transaction Tax (LBTT)
Scotland charges LBTT with different bands. The nil-rate threshold is £145,000 (or £175,000 for first-time buyers). A 6% Additional Dwelling Supplement applies on additional residential properties.
Wales: Land Transaction Tax (LTT)
Wales charges LTT. The nil-rate threshold is £225,000 for residential property (standard buyers). A 4% higher rate applies to additional residential properties.
Frequently asked questions
When must SDLT be paid?
SDLT must be paid and the return filed within 14 days of completing the property purchase. Your solicitor or conveyancer handles this on your behalf and will collect the SDLT as part of the completion funds.
Is SDLT payable on shared ownership properties?
You can either pay SDLT on the share you are buying now (staircasing) or elect to pay on the full market value upfront. The right choice depends on how quickly you expect to staircase to 100% ownership.