Buying a property in the UK comes with a tax bill that many buyers underestimate or forget to budget for entirely. Stamp duty — or more precisely Stamp Duty Land Tax in England, Land and Buildings Transaction Tax in Scotland, and Land Transaction Tax in Wales — can add tens of thousands of pounds to the cost of buying a home. Getting it wrong can derail your entire purchase.
This guide covers everything you need to know about stamp duty in 2026/27 — the rates, the reliefs, the surcharges, and exactly how to calculate what you owe. Use our free Stamp Duty Calculator to get your exact figure in under a minute.
Stamp Duty Calculator 2026/27 — Try It Now
Before we dive into the detail, use our free Stamp Duty Calculator to get your instant stamp duty figure. Select your region, enter the property price, and it instantly shows:
- Full stamp duty breakdown by band
- First time buyer relief calculation
- Second home and buy-to-let surcharge
- Non-UK resident surcharge
- Scotland LBTT rates
- Wales LTT rates
- Commercial property rates
- Limited company purchase rates
- PDF and CSV export
No sign-up required. Completely free.
What Is Stamp Duty?
Stamp duty is a tax you pay when you buy a property or land above a certain price threshold. The name comes from the historical practice of stamping documents to show the tax had been paid. Today it is collected electronically by HMRC and must be paid within 14 days of completing your property purchase.
There are three different versions of stamp duty in the UK depending on where the property is located:
- SDLT — Stamp Duty Land Tax — applies in England and Northern Ireland
- LBTT — Land and Buildings Transaction Tax — applies in Scotland
- LTT — Land Transaction Tax — applies in Wales
Stamp Duty Rates England and Northern Ireland 2026/27
The SDLT rates for residential property in England and Northern Ireland for 2026/27 are:
| Property Value | SDLT Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Like income tax, stamp duty is charged on each band separately — not on the full purchase price at the highest rate. So on a £300,000 property you pay 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £50,000.
SDLT Calculation Example — £300,000 Property
| Band | Amount | Rate | Tax |
|---|---|---|---|
| Up to £125,000 | £125,000 | 0% | £0 |
| £125,001 to £250,000 | £125,000 | 2% | £2,500 |
| £250,001 to £300,000 | £50,000 | 5% | £2,500 |
| Total SDLT | — | — | £5,000 |
First Time Buyer Stamp Duty Relief 2026/27
First time buyers in England and Northern Ireland receive a significant stamp duty discount. For 2026/27 the relief works as follows:
- No stamp duty on the first £425,000 of the purchase price
- 5% on the portion between £425,001 and £625,000
- No relief available if the property costs more than £625,000
First Time Buyer Example — £450,000 Property
| Band | Amount | Rate | Tax |
|---|---|---|---|
| Up to £425,000 | £425,000 | 0% | £0 |
| £425,001 to £450,000 | £25,000 | 5% | £1,250 |
| Total SDLT | — | — | £1,250 |
Without first time buyer relief, the same property would attract £10,000 in stamp duty — a saving of £8,750. Use our Stamp Duty Calculator to see the exact saving for any property price.
Second Home and Buy-to-Let Stamp Duty 2026/27
If you are buying a second home, a buy-to-let property, or any additional residential property, you pay a surcharge on top of the standard SDLT rates. The surcharge for 2026/27 is 3% on top of each band.
| Property Value | Standard Rate | Additional Property Rate |
|---|---|---|
| Up to £125,000 | 0% | 3% |
| £125,001 to £250,000 | 2% | 5% |
| £250,001 to £925,000 | 5% | 8% |
| £925,001 to £1,500,000 | 10% | 13% |
| Over £1,500,000 | 12% | 15% |
Second Home Example — £300,000 Property
| Band | Amount | Rate | Tax |
|---|---|---|---|
| Up to £125,000 | £125,000 | 3% | £3,750 |
| £125,001 to £250,000 | £125,000 | 5% | £6,250 |
| £250,001 to £300,000 | £50,000 | 8% | £4,000 |
| Total SDLT | — | — | £14,000 |
Compared to £5,000 for a standard purchase — the surcharge adds £9,000 on a £300,000 second home. Use our Stamp Duty Calculator to model any scenario instantly.
Non-UK Resident Stamp Duty Surcharge
Non-UK residents buying residential property in England and Northern Ireland pay an additional 2% surcharge on top of all other rates. This applies to individuals who have spent fewer than 183 days in the UK in the 12 months before the purchase.
This means a non-UK resident buying a second home pays the standard rate plus the 3% additional property surcharge plus the 2% non-resident surcharge — a total of 5% extra on every band.
Scotland Stamp Duty — LBTT Rates 2026/27
In Scotland, Land and Buildings Transaction Tax (LBTT) replaced stamp duty in 2015. The rates and bands are different from England and are set by the Scottish Government.
| Property Value | LBTT Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Over £750,000 | 12% |
Scotland First Time Buyer Relief
First time buyers in Scotland pay no LBTT on the first £175,000 of the purchase price — a higher threshold than England's £425,000 relief but applying to a lower amount.
Scotland Additional Dwelling Supplement
The Additional Dwelling Supplement (ADS) in Scotland is 6% on the full purchase price of any additional residential property — higher than the 3% surcharge in England.
Our Stamp Duty Calculator automatically applies the correct LBTT rates when you select Scotland.
Wales Stamp Duty — LTT Rates 2026/27
In Wales, Land Transaction Tax (LTT) replaced stamp duty in 2018. The Welsh rates are set by the Welsh Government.
| Property Value | LTT Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Wales Higher Rates for Additional Dwellings
Wales charges a 4% surcharge on additional residential properties on top of the standard LTT rates.
Limited Company Stamp Duty
If you are buying a residential property through a limited company, different rules apply. Properties purchased by a company for more than £500,000 may be subject to the Annual Tax on Enveloped Dwellings (ATED) as well as the standard SDLT rates plus the 3% surcharge.
For properties under £500,000 purchased through a limited company, the standard SDLT rates apply plus the 3% additional dwelling surcharge — even if it is the company's first property purchase.
Our Stamp Duty Calculator includes a limited company mode to calculate the correct rates for corporate purchases.
Commercial Property Stamp Duty
Commercial property and mixed-use properties have different SDLT rates from residential property:
| Property Value | SDLT Rate |
|---|---|
| Up to £150,000 | 0% |
| £150,001 to £250,000 | 2% |
| Over £250,000 | 5% |
Commercial rates are generally lower than residential rates and there is no first time buyer relief or additional dwelling surcharge for commercial property.
Stamp Duty on Shares
Stamp duty also applies to share purchases. When you buy shares in a UK company, you pay Stamp Duty Reserve Tax (SDRT) at 0.5% of the purchase price. This is separate from property stamp duty and is collected automatically by your broker.
Can You Get a Stamp Duty Refund?
Yes — in certain circumstances you can claim a stamp duty refund:
- Selling your previous main home: If you paid the 3% surcharge because you owned another property at the time of purchase, and you sell that previous home within 3 years, you can claim a refund of the surcharge
- Overpayment: If you or your solicitor made an error in the SDLT calculation
- First time buyer relief not claimed: If you were eligible but did not claim the relief
Refund claims must be made to HMRC within 12 months of the filing deadline for the original return.
How Much Does Stamp Duty Add to Buying Costs?
Stamp duty is just one of several costs when buying a property. Here is a full breakdown of typical buying costs in 2026/27:
| Cost | Typical Amount |
|---|---|
| Stamp Duty (£300k standard) | £5,000 |
| Solicitor / Conveyancing fees | £1,500 — £3,000 |
| Survey (HomeBuyer Report) | £400 — £1,000 |
| Mortgage arrangement fee | £0 — £2,000 |
| Mortgage valuation fee | £150 — £1,500 |
| Land Registry fee | £135 — £455 |
| Removal costs | £300 — £2,000 |
| Total buying costs | £7,985 — £14,955 |
Use our Mortgage Calculator to work out your monthly repayments and our Mortgage Affordability Calculator to check how much you can borrow before you start your property search.
Planning Your Property Purchase
Once you know your stamp duty bill, use these tools to plan your full property purchase:
- Stamp Duty Calculator — exact SDLT, LBTT or LTT for any scenario
- Mortgage Calculator — monthly repayments and total interest
- Mortgage Affordability Calculator — how much can you borrow
- UK Salary Calculator — your take-home pay to plan affordability
- UK Tax Calculator — full income tax breakdown for 2026/27
- Savings Calculator — plan your deposit savings
- Loan Calculator — calculate any additional borrowing
- Compound Interest Calculator — grow your deposit faster
- Personal Finance Compiler — track all your buying costs in one place
Frequently Asked Questions
How much stamp duty do I pay on a £250,000 property?
On a £250,000 property in England in 2026/27, a standard buyer pays £2,500 in stamp duty. A first time buyer pays £0. A second home buyer pays £10,000. Use our Stamp Duty Calculator for your exact figure.
How much stamp duty do I pay on a £400,000 property?
On a £400,000 property in England in 2026/27, a standard buyer pays £10,000 in stamp duty. A first time buyer pays £0 (under the £425,000 threshold). A second home buyer pays £22,000. Use our Stamp Duty Calculator for your exact figure.
Do first time buyers pay stamp duty in 2026/27?
First time buyers in England pay no stamp duty on properties up to £425,000. On properties between £425,001 and £625,000, they pay 5% on the portion above £425,000. Properties over £625,000 receive no first time buyer relief. Scotland and Wales have their own first time buyer reliefs.
What is the stamp duty surcharge for second homes?
Second homes and buy-to-let properties in England attract a 3% surcharge on top of standard SDLT rates. In Scotland the Additional Dwelling Supplement is 6%. In Wales the higher residential rates add 4%.
How do I calculate stamp duty in Scotland?
In Scotland you pay LBTT rather than SDLT. The rates are different — 0% up to £145,000, 2% up to £250,000, 5% up to £325,000, 10% up to £750,000, and 12% above. Use our Stamp Duty Calculator and select Scotland for the correct LBTT calculation.
Can I claim a stamp duty refund?
Yes. If you paid the 3% surcharge because you owned another property at completion, and you sell that property within 3 years, you can claim a refund from HMRC. Claims must be made within 12 months of the filing deadline.
Do I pay stamp duty when buying through a limited company?
Yes. Limited companies pay the standard SDLT rates plus the 3% additional dwelling surcharge on all residential property purchases — even if it is the company's first property. Properties over £500,000 may also be subject to ATED.
What is the stamp duty on commercial property?
Commercial property SDLT rates are 0% up to £150,000, 2% between £150,001 and £250,000, and 5% above £250,000. These are lower than residential rates and there is no first time buyer relief or additional dwelling surcharge.
Can I use the Stamp Duty Calculator for free?
Yes. Our Stamp Duty Calculator is completely free with no sign-up required. It covers England, Scotland, Wales and Northern Ireland, all buyer types, and exports to PDF and CSV.
What other finance tools does CalcTechLab offer?
We have a full suite of UK finance tools including our UK Salary Calculator, UK Tax Calculator, Mortgage Calculator, Savings Calculator, Loan Calculator, Compound Interest Calculator and Personal Finance Compiler. All free, no sign-up required.
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