Work out exactly what stamp duty you'll pay before you commit to a purchase. Property Filter's free calculator covers SDLT (England), LTT (Wales) and LBTT (Scotland), for first-time buyers, main residence, and additional property or buy-to-let. Instant results, no signup required.
⚠️ Disclaimer: This calculator provides estimates for educational purposes only. Stamp duty calculations are based on current rates and standard conditions. Your actual liability may vary depending on specific circumstances, property type and any changes to tax legislation. Always consult a qualified solicitor or tax adviser before making property purchase decisions.
What You'll Calculate
Total Stamp Duty
The exact amount due to HMRC within 14 days of completion. Use this figure when budgeting your deal.
Effective Rate
Your real stamp duty rate as a percentage of the purchase price. This is what matters for ROI, not the band headline.
Band Breakdown
A line-by-line view of how each portion of the price is taxed. Stamp duty is progressive: you pay different rates on different slices.
Additional Property Cost
The total impact of the 5% additional property surcharge. Critical for any investor buying a second or subsequent property.
What's Included
All UK regions: SDLT (England and Northern Ireland), LTT (Wales) and LBTT (Scotland), each with the correct rates, thresholds and reliefs for 2026.
All buyer types: First-time buyer, main residence, additional property or buy-to-let. Your buyer category directly determines your rate.
2026 rates: Updated for the April 2025 threshold changes and the October 2024 additional property surcharge increase.
How It WorkS
Enter Your Purchase Price
Type in the full property price. The calculator works for residential purchases from £40,000 upwards.
Select Your Location
Choose England, Wales or Scotland. Each country uses a different property tax system with different bands and thresholds.
Choose Your Buyer Type
Select first-time buyer, main residence, or additional property/buy-to-let. If you already own any residential property worth £40,000 or more anywhere in the world, select additional property.
Read Your Results Instantly
Get your total stamp duty, effective rate, and a full band-by-band breakdown. No signup, no waiting.
Why Stamp Duty Matters More Than You Think
Most buyers think about stamp duty after they've agreed a price. By then, it's a nasty surprise at completion. Smart investors factor it in before they make an offer, because it directly affects whether a deal stacks.
Here's the bit that catches people out: if you already own any residential property, you pay the standard rates plus a 5% additional property surcharge on the entire purchase price. On a £300,000 buy-to-let, that's an extra £15,000 on top. Calculate it before you negotiate.
Property Filter is built around a proven methodology: know your numbers before you commit. Stamp duty is one of the first figures to lock in. Use the stamp duty calculator alongside the BRRR Deal Calculator and HMO Valuation Calculator to model your complete acquisition costs in one place.
Property Location: England and Northern Ireland use Stamp Duty Land Tax (SDLT). Wales uses Land Transaction Tax (LTT) with different thresholds: the nil-rate band starts at £225,000 vs England's £125,000. Scotland uses Land and Buildings Transaction Tax (LBTT) with its own rates. Your location is the first input because the entire calculation changes by region.
Purchase Price: Stamp duty is progressive. You don't pay the same rate on the whole purchase price. The price is split into bands and each band has its own rate. This is why the effective rate matters more than the marginal rate.
Buyer Type: First-time buyers in England pay 0% on the first £300,000 (on purchases up to £500,000). Main residence buyers pay standard rates. Additional property buyers (including buy-to-let landlords, investors and anyone who owns property elsewhere in the world) pay standard rates plus a 5% surcharge on the full purchase price.
Non-UK Residency: If you spend fewer than 183 days in the UK in the 12 months before your purchase, a 2% non-UK resident surcharge applies on top of your other applicable rates.
Property Type: Residential and non-residential (commercial or mixed-use) properties use different rate tables. Most buy-to-let investors pay residential rates plus the additional property surcharge.
Purchase Structure: Buying through a limited company does not reduce stamp duty. Limited companies pay residential rates plus the additional property surcharge (or the non-natural persons flat rate for properties over £500,000). Always take tax advice on your acquisition structure.
Total Stamp Duty
The full amount you owe to HMRC, due within 14 days of completing your purchase. Your solicitor handles the payment, but the funds come from you. Budget for this as an upfront completion cost, not an afterthought.
Marginal Rate
The highest band rate applied to the top portion of your purchase price. Your effective rate will always be lower than your marginal rate because lower bands are taxed at lower rates.
Effective Rate
Total stamp duty divided by the purchase price, expressed as a percentage. This is the figure that matters for comparing deals. A property at a higher price with a lower effective rate may cost you less in tax than a cheaper property in a different buyer category.
Band Breakdown
A line-by-line view of how each portion of the purchase price is taxed. Stamp duty is calculated progressively: you only pay higher rates on the portion of the price above each threshold, not on the whole amount.
Common Questions
How much stamp duty do I pay on a second property in 2026?
For additional properties (buy-to-let, second homes or any purchase where you already own residential property worth £40,000 or more) you pay the standard SDLT rates plus a 5% surcharge on the full purchase price. This surcharge increased from 3% to 5% in October 2024. On a £250,000 property, the total stamp duty for an additional property in England is approximately £15,000 compared to £2,500 for a main residence buyer. Use the calculator above to get the exact figure for your purchase price.
What are the current UK stamp duty rates for 2026?
From April 2025, the standard SDLT rates in England are: 0% on the first £125,000, 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1,500,000, and 12% above £1,500,000. First-time buyers pay 0% on the first £300,000 (for purchases up to £500,000). Additional property buyers pay these rates plus a 5% surcharge. Wales and Scotland use different systems with different thresholds.
Is stamp duty different in England, Wales and Scotland?
Yes, each country uses a separate property tax system. England and Northern Ireland use Stamp Duty Land Tax (SDLT). Wales uses Land Transaction Tax (LTT): the nil-rate band starts at £225,000, higher than England's £125,000. Scotland uses Land and Buildings Transaction Tax (LBTT) with its own bands starting at £145,000. Additional property buyers in Scotland pay the main LBTT rates plus an 8% Additional Dwelling Supplement. The calculator handles all three systems automatically.
When do I have to pay stamp duty?
Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor manages the submission and payment during the conveyancing process, but the funds need to come from you. It is not deferred or paid in instalments. Budget for it as a day-one completion cost alongside your deposit and legal fees.
Do first-time buyers pay stamp duty?
First-time buyers in England get a discount. You pay 0% on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the purchase price is above £500,000, the first-time buyer relief does not apply and standard rates kick in for the full amount. In Scotland, first-time buyers pay 0% up to £175,000 instead of the standard £145,000 nil-rate band. Wales has no first-time buyer relief.
Can I claim stamp duty back if I sell my previous home?
If you bought a new main residence and paid the additional property surcharge because you had not yet sold your previous home, you can apply for a refund. You have 12 months from the sale of your old home to claim it back, provided the sale completes within 36 months of your new purchase. Your solicitor can submit the refund claim to HMRC.
Does buying through a limited company affect stamp duty?
Buying through a limited company does not reduce your stamp duty bill. Companies pay the standard residential rates plus the additional property surcharge. Properties purchased by companies for more than £500,000 also attract a flat 17% rate under the non-natural persons rules, unless an exemption applies. Take specialist tax advice before acquiring through a corporate structure.
What is the additional property surcharge and who pays it?
The additional property surcharge is an extra 5% of the full purchase price added on top of standard SDLT rates. It applies whenever you buy a residential property worth £40,000 or more and you already own (or part-own) any other residential property worth £40,000 or more anywhere in the world. This affects most property investors and landlords. On a £200,000 purchase, the surcharge alone adds £10,000 to your stamp duty bill.
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