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The exact amount you'll pay within 14 days of completion. Budget for this upfront.
Your actual tax rate as a percentage of the purchase price. This shows what you're really paying overall.
See how much tax you pay on each portion of the price. Stamp duty is progressive - you don't pay the same rate on your entire purchase.
Once you know your costs, you can find the best areas for your investment goals and match stamp duty expenses to expected yields.
Now you know what stamp duty costs. The next question: where are the deals that actually stack?
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How much stamp duty do I pay on a second property in 2026?
For additional properties (buy-to-let, second homes) in 2026, you pay the standard SDLT rates plus a 5% surcharge on the entire purchase price. This surcharge was increased from 3% to 5% in October 2024. For example, on a £250,000 property, the total stamp duty including the surcharge would be approximately £15,000.
What are the UK stamp duty rates for 2026?
UK stamp duty (SDLT) rates for 2026 are: 0% on the first £125,000, 2% on £125,001-£250,000, 5% on £250,001-£925,000, 10% on £925,001-£1.5m, and 12% above £1.5m. First-time buyers pay 0% on the first £300,000 (for properties up to £500,000). Additional property purchases attract a 5% surcharge.
Is stamp duty different in England, Wales and Scotland?
Yes. England and Northern Ireland use Stamp Duty Land Tax (SDLT). Wales uses Land Transaction Tax (LTT) with different thresholds—the nil-rate band is £225,000 vs England's £125,000. Scotland uses Land and Buildings Transaction Tax (LBTT) with its own rates and thresholds. Each system has different rates, so your stamp duty varies depending on where you buy.
When do I need to pay stamp duty?
You must pay stamp duty within 14 days of completing your property purchase. Your solicitor handles the payment during the conveyancing process, but the money comes from your funds. This is not a cost you pay months later—you need to budget for it upfront as part of your completion costs.
This calculator provides estimates for educational purposes only. Stamp duty calculations are based on current tax rates and standard conditions. Your actual stamp duty liability may vary depending on specific circumstances, property type, and any changes to tax legislation. Always consult with a qualified solicitor or tax advisor before making property purchase decisions.