Rates verified 5 May 2026 against HMRC SDLT, Revenue Scotland LBTT, and Welsh Government LTT guidance. (See full methodology.)
SDLT, LBTT & LTT for 2026 · First-time buyer relief · Additional property surcharge included
Stamp duty due
£7,500
on £350,000
Effective rate
2.14%
of property price
Tax
SDLT
England & NI
Band
Portion
Rate
Tax
Up to £125,000
£125,000
0%
£0
£125,001 to £250,000
£125,000
2%
£2,500
£250,001 to £925,000
£100,000
5%
£5,000
Total
£350,000
2.14%
£7,500
How is stamp duty calculated in the UK in 2026?
UK stamp duty is charged in bands rather than as a single flat percentage of the purchase price. Each portion of the price falling within a band is taxed at that band's rate, then the amounts are added together. The UK runs three separate stamp duty regimes: SDLT in England and Northern Ireland, LBTT in Scotland, and LTT in Wales — each with different thresholds and rates. First-time buyer relief lifts or eliminates the lower bands for eligible buyers, while a surcharge of 5% (England & NI) or equivalent supplements in Scotland and Wales applies to additional properties such as second homes and buy-to-lets. In England and Northern Ireland the tax must be paid within 14 days of completion; your solicitor usually files the return and pays HMRC on your behalf.
First-time buyer stamp duty relief explained
To qualify for first-time buyer relief, you must never have owned a residential property anywhere in the world, and the property you're buying must be your only or main residence. In England and Northern Ireland, qualifying buyers pay 0% on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the price exceeds £500,000, no relief applies and standard rates kick in across the whole price. In Scotland, LBTT raises the 0% threshold to £175,000 for first-time buyers but standard rates continue above that. Wales offers no first-time buyer relief at all. For joint purchases, every buyer must qualify — buying with a parent or partner who has previously owned property disqualifies the whole purchase.
The 5% additional property surcharge
The additional property surcharge applies to second homes, buy-to-let purchases, holiday homes, and any residential property over £40,000 that is not replacing your main residence. In England and Northern Ireland the surcharge is 5%, added to every band on top of the standard rate. There is a 36-month rule: if you buy a new main home before selling your old one you'll pay the surcharge upfront, but you can reclaim it if you sell the old main home within 36 months. Buying jointly with someone who already owns a property elsewhere triggers the surcharge on the whole purchase, not just your share. If you're buying as an investment, also try our buy-to-let yield calculator to see whether the deal stacks up after Section 24. Before you offer on a property, check what you can borrow with our mortgage affordability calculator, then plan repayments with our mortgage overpayment calculator.
Frequently asked questions
How much stamp duty will I pay on a £400,000 house in England?
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On a £400,000 main-home purchase in England (not a first-time buyer), you'd pay £10,000 in SDLT. The first £125,000 is taxed at 0%, the next £125,000 (£125,001–£250,000) at 2% = £2,500, and the remaining £150,000 (£250,001–£400,000) at 5% = £7,500 — totalling £10,000. Use the calculator above to get the exact figure for any property price.
Do first-time buyers pay stamp duty in 2026?
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In England and Northern Ireland, first-time buyers pay 0% SDLT on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the price exceeds £500,000, no FTB relief applies at all and standard rates kick in across the whole price. In Scotland, the LBTT 0% threshold is raised to £175,000 for first-time buyers. Wales offers no first-time buyer relief — standard LTT rates apply regardless.
What's the difference between SDLT, LBTT and LTT?
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SDLT, LBTT, and LTT are three separate property transaction taxes covering different parts of the UK, each with its own bands and rates. Stamp Duty Land Tax (SDLT) applies in England and Northern Ireland; Land and Buildings Transaction Tax (LBTT) applies in Scotland; and Land Transaction Tax (LTT) applies in Wales. The rates, thresholds, and reliefs differ materially — especially for higher-rate surcharges and first-time buyer relief. Always use the calculator for the jurisdiction where the property sits.
When do I have to pay stamp duty?
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In England and Northern Ireland, SDLT must be paid within 14 days of completion. In Scotland, LBTT is due within 30 days; in Wales, LTT is also due within 30 days. In practice your solicitor or conveyancer files the return and pays the tax on completion day from the funds you've transferred. Missing the deadline triggers interest and HMRC/Revenue penalties.
Can I avoid the second home stamp duty surcharge?
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You can legitimately avoid or reclaim the second home stamp duty surcharge in three specific situations: replacing your main residence within 36 months of selling it (you can reclaim the surcharge paid on the new purchase once you've sold the old one), inheriting a property where your share is 50% or less (you are not treated as owning a second home), and purchasing a property classed as mixed-use or non-residential (commercial rules apply, with no surcharge). In all other cases, the 3% surcharge applies.
Is stamp duty paid on top of the mortgage or included in it?
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Stamp duty is a separate cash outlay due on completion alongside your deposit, legal fees and other costs. It is not included in the mortgage and lenders will not finance it. You need the cash up front, so factor it into your 'true cost of buying' alongside the deposit, conveyancing, valuation fees and moving costs when budgeting.
Calcsmith provides estimates based on the information you enter. Stamp duty rates can change in government budgets — verify with GOV.UK or a qualified conveyancer before relying on these figures. Not financial advice.