Stamp duty calculator 2026
Work out the SDLT on your purchase in seconds — as a home mover, first-time buyer or buy-to-let investor — using the bands in force for 2025/26.
How stamp duty works in 2026
SDLT is charged in bands: you pay each rate only on the slice of the price within that band, not the top rate on the whole price. The bands changed on 1 April 2025, lowering the nil-rate threshold to £125,000 and first-time buyer relief to £300,000.
| Portion of price | Standard rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5m | 10% |
| Above £1.5m | 12% |
First-time buyers pay nothing up to £300,000 and 5% to £500,000 (no relief above that). Second homes and buy-to-let add a 5% surcharge to every band. These figures were last verified in June 2026 — always confirm the final figure on gov.uk, as rates change each Budget.
- It’s a banded tax — only the slice in each band is charged at that rate.
- First-time buyer relief: 0% to £300k, then 5% to £500k.
- Additional property / BTL: +5% on every band from £40k.
- Remortgaging your own home is generally SDLT-free.
Stamp duty, answered
What are the stamp duty bands in 2026?+
For England and 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, and 12% above £1.5m. You pay each rate only on the portion of the price within that band.
How much stamp duty do first-time buyers pay?+
First-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. Above a £500,000 purchase price the relief is withdrawn and standard rates apply to the whole price.
What is the surcharge on a second home or buy-to-let?+
An additional 5% is added to every band on second homes and buy-to-let purchases of £40,000 or more, on top of the standard rates.
Do I pay stamp duty when I remortgage?+
No. A straight remortgage of a property you already own does not trigger SDLT because there is no change of ownership — one reason remortgaging is an efficient way to improve your rate or raise capital.