Stamp duty calculator, 2026/27
Whether you are buying a home, a first property, or an additional buy-to-let, this calculator applies the correct 2026/27 residential SDLT bands, including first-time buyer relief and the surcharge on second properties, before you make an offer.
The stamp duty calculator runs on the rates and thresholds HMRC has published for the 2026/27 tax year, so the figures you see reflect the position your company is actually filing on rather than a historic set of bands. Change any input and the result recalculates immediately, with no sign-up and nothing sent anywhere.
If you are a director of a UK limited company, use it as a first look before a decision rather than as the decision itself. Standard residential bands for 2026/27: 0% to £125,000, 2.0% to £250,000, 5.0% to £925,000, 10.0% to £1,500,000, and 12.0% above that. Real company positions bring in other income, reliefs, group structures and prior year adjustments that a single page of inputs cannot see, which is why the workings are written out below under property & landlord. Read those, then check the numbers against your own accounts, and speak to us if anything looks materially different from what you expected.
Last reviewed 12 September 2026 for the 2026/27 tax year. Reviewed by Waqas Sagar, Member of ICAEW, Fellow of ACCA, Fellow of AAT.
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Result, 2026/27
Total SDLT due
SDLT before any surcharge
Standard residential bandsAdditional property surcharge (5%)
Effective overall rate
Illustration only, figures are based on the rates you have selected and the information entered. Please check your own position with us before acting.
Estimates for the 2026/27 tax year using published GOV.UK rates. Switch between 2026/27 and 2025/26 above.
How this is calculated
Standard residential SDLT is charged progressively: 0% on the first £125,000, 2.0% on the portion up to £250,000, 5.0% up to £925,000, 10.0% up to £1,500,000, and 12.0% on anything above that. Only the slice of the price falling in each band is taxed at that band's rate.
First-time buyers benefit from a more generous scale: no SDLT at all up to £300,000, then 5.0% on the portion between that and £500,000. Once the price passes £500,000, the relief is withdrawn entirely and the standard residential bands apply to the whole price instead.
Buying an additional residential property, a second home or a buy-to-let, adds a flat 5.0% surcharge on top of whichever base calculation applies, charged on the full purchase price rather than just the portion above the nil-rate band.
Reliefs, exemptions and edge cases
Married couples and civil partners are treated as one unit for the purposes of the additional property surcharge, so owning a home already through a spouse can trigger the surcharge even if the new purchase is in the other partner's sole name.
Replacing a main residence generally avoids the surcharge, provided the old home is sold either before or within a defined window after buying the new one, with a refund available if the sale completes after the purchase.
Companies and non-UK residents
Companies buying residential property above a high-value threshold can face a flat 17% corporate rate rather than the standard bands, generally targeted at enveloping expensive homes rather than ordinary buy-to-let purchases, so most company purchases still fall under the standard scale plus the additional property surcharge.
Non-UK resident buyers face a further 2% surcharge on top of any other rates that apply, based on residence tests around time spent in the UK in the year before the purchase.
What this means for your company
Treat the result as a planning figure for the 2026/27 tax year. If it changes what you were about to do, take a director's salary, a dividend, a large asset purchase or a filing decision, check it against your own accounts first. We can review the position with you and confirm the tax treatment before you commit.
Frequently asked questions
Do first-time buyers pay Stamp Duty?
First-time buyers pay no SDLT up to £300,000 and a reduced rate up to £500,000. Above £500,000, the relief is withdrawn entirely and standard residential rates apply to the whole price.
How much is the additional property surcharge?
The surcharge is 5% of the full purchase price, added on top of the standard SDLT calculation, and applies to most second homes and buy-to-let purchases by individuals.
Does this calculator cover Scotland or Wales?
No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, both with different bands and rates to SDLT, which only applies in England and Northern Ireland.
Can I avoid the surcharge if I am replacing my main home?
Usually yes, provided you sell your previous main residence either before or shortly after completing on the new one, with a refund process available if the sale of the old home completes afterwards.
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