How to Use the UK Stamp Duty Calculator (2025/26)

A UK Stamp Duty Calculator (2025/26) is a digital tool that helps homebuyers and property investors estimate how much Stamp Duty Land Tax (SDLT) they owe when purchasing property in the United Kingdom for the 2025/26 tax year.

What Is Stamp Duty?

Stamp Duty Land Tax (SDLT) is a property tax that buyers must pay when purchasing real estate in England and Northern Ireland. The amount you pay depends on the price of the property, whether you’re a first-time buyer, buying a standard residential home, or purchasing an additional property (such as a buy-to-let or second home).

The calculator uses official 2025/26 SDLT thresholds and rates to instantly show how much tax is due.

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How to Use the Calculator

1. Enter the property price (£) in the input field.
   Example: If you’re buying a property worth £350,000, type 350000.
2. Select the property type:
   • First-Time Buyer → Buyers purchasing their first property may qualify for relief on properties under £625,000.
   • Standard Residential → Buyers moving home or purchasing their main residence.
   • Additional Property / Buy-to-Let → Buyers purchasing an extra home or investment property pay a higher rate.
3. Click “Calculate Stamp Duty”.
   The calculator will show:
   • The property price
   • The total stamp duty owed
   • The effective tax rate (stamp duty as a % of the purchase price)

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Example Scenarios

• First-Time Buyer purchasing a £300,000 property:
  • Stamp Duty: £0 (within first-time buyer relief threshold)
• Standard Residential Buyer purchasing a £600,000 property:
  • Stamp Duty: £17,500
  • Effective Rate: ~2.92%
• Additional Property Buyer purchasing a £600,000 buy-to-let:
  • Stamp Duty: £42,500
  • Effective Rate: ~7.08%

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FAQ: UK Stamp Duty Calculator (2025/26)

Q1: Who has to pay Stamp Duty?
A: Anyone buying a property in England or Northern Ireland above the tax-free thresholds must pay SDLT. Scotland and Wales have different systems (LBTT and LTT).

Q2: Do first-time buyers always pay no Stamp Duty?
A: Not always. First-time buyers only pay no Stamp Duty up to £425,000. Between £425,000 and £625,000, they pay reduced rates. Properties above £625,000 do not qualify for first-time buyer relief.

Q3: How are the rates structured?
A: Stamp Duty is calculated in bands, similar to income tax. Each portion of the property price is taxed at a different rate.

Q4: What about buy-to-let properties?
A: Buying an additional property (including second homes and buy-to-lets) incurs a 3% surcharge on top of standard rates.

Q5: Can this calculator be used for commercial property?
A: No, this version is for residential property only. Commercial property has different thresholds and rates.

Q6: Does this include Scotland and Wales?
A: No. Scotland uses LBTT (Land and Buildings Transaction Tax), and Wales uses LTT (Land Transaction Tax), both with different bands.