What Is Stamp Duty Land Tax (SDLT)?
Stamp Duty Land Tax is a tax you pay when buying property or land in England and Northern Ireland. The amount depends on the purchase price, whether you're a first-time buyer and whether this is an additional property.
First-Time Buyer Relief in 2026
First-time buyers pay no stamp duty on the first £300,000 of properties costing up to £500,000. This saves up to £5,000 compared with the standard rates. If the property costs more than £500,000, the standard rates apply and no relief is given. Scotland (LBTT) and Wales (LTT) have their own taxes and are not covered by this calculator.
Additional Property Surcharge
If you're buying a second home or buy-to-let property, you'll pay an extra 5% surcharge on top of the standard rates on every band. This was increased from 3% in October 2024.
Non-UK Resident Surcharge
Non-UK residents pay an additional 2% surcharge on top of all rates (including the additional property surcharge if applicable). Use the toggle above to see how this affects your bill.
Buying Through a Company (Ltd)
Company purchases are not simply "additional property" purchases. Where a company (or other non-natural person) buys a single residential dwelling for more than £500,000, SDLT is normally charged at a flat 17% on the whole purchase price — not on a banded basis. Below £500,000, the standard rates plus the 5% additional-dwelling surcharge apply. A further 2% applies where the company is non-UK resident.
Reliefs from the 17% flat rate exist — for example for property rental businesses, property developers and property traders — and where a relief applies the charge reverts to the standard rates plus the 5% surcharge. Companies holding residential property worth over £500,000 may also owe the Annual Tax on Enveloped Dwellings (ATED) each year. Always confirm company purchases with your solicitor or tax adviser before you offer.
How to Reduce Your Stamp Duty Bill
- Negotiate a lower purchase price — even small reductions can push you into a lower band
- Check if you qualify for first-time buyer relief
- Consider properties just below stamp duty thresholds
- If buying jointly, relief only applies when every buyer is a first-time buyer — if anyone buying has owned a home before, anywhere in the world, the standard rates apply
When Do You Pay Stamp Duty?
Stamp duty must be paid within 14 days of completion. Your solicitor or conveyancer typically handles the payment and SDLT return on your behalf as part of the buying process.