Stamp Duty Calculator (England & NI)

Stamp duty rates in 2026

For standard residential purchases in England and Northern Ireland you pay nothing on the first £125,000, 2% on the portion to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above that. These bands have applied since 1 April 2025.

First-time buyers pay nothing up to £300,000 and 5% on the portion between £300,000 and £500,000. If the property costs more than £500,000, first-time buyer relief disappears entirely and standard rates apply to the whole price.

Buying an additional property — a second home or buy-to-let — adds a 5% surcharge to every band, provided the price is £40,000 or more. Scotland (LBTT) and Wales (LTT) use different systems with different bands.

Also useful: mortgage repayment calculator and rental yield calculator.