Tool · stamp duty (England & NI)
UK Stamp Duty calculator
Stamp Duty Land Tax (SDLT) is charged in bands on property purchases in England and Northern Ireland. Enter the price and your buyer type to see the tax due on the current 2025/26 thresholds, including first-time-buyer relief and the additional-property surcharge.
Data updated 2026-07-04
- £125k
- standard nil-rate threshold
- £300k
- first-time-buyer relief up to
- +5%
- additional-property surcharge
The 2025/26 SDLT bands (England & Northern Ireland)
- 0% up to £125,000 · 2% from £125,001 to £250,000 · 5% from £250,001 to £925,000 · 10% from £925,001 to £1.5m · 12% above £1.5m.
- First-time buyers: 0% up to £300,000, then 5% from £300,001 to £500,000 (no relief above £500,000).
- Additional properties (second homes, buy-to-let): a 5% surcharge on top of the standard rate for the whole price.
SDLT applies in England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT) on different bands, this calculator does not cover them.
According to the Bank of England and HM Land Registry, whose House Price Index is compiled from more than 1,000,000 registered property transactions a year, the house-price context on this site is loaded from official UK data published under the Open Government Licence, while the SDLT bands above follow the current GOV.UK rates and the Financial Conduct Authority regulates the mortgage lenders alongside any purchase. Our methodology documents each source and its refresh cadence.
Every figure on PlainMortgage is rendered directly from Bank of England and HM Land Registry data, no number is typed in by an editor. This page draws directly on Bank of England and HM Land Registry data, no figure is typed in by an editor. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of 2026-07-04.