Stamp Duty
CALCULATOR 2026/27
Drummonds Finance Group
Buying a home or investment property? Use our free stamp duty calculator to see exactly how much tax you’ll pay on your purchase. It works out Stamp Duty Land Tax (SDLT) in England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) in Scotland, and Land Transaction Tax (LTT) in Wales, all using the latest 2026/27 rates.
Choose whether you’re a first-time buyer, moving home or buying an additional property such as a buy-to-let or second home. Then enter your purchase price. You’ll see your total bill, your effective tax rate and a band-by-band breakdown, plus a side-by-side comparison for each buyer type.
Stamp duty is often one of the biggest upfront costs of buying, so it’s worth knowing the figure before you make an offer. If you need help with the mortgage, our whole-of-market advisers at Drummonds Finance Group can find the right deal for you. Call 0330 1330034 for a free initial chat.
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Stamp Duty Calculator 2026/27 – England, Scotland & Wales
Buying a home or investment property? Use our free stamp duty calculator to see exactly how much tax you'll pay on your purchase. It calculates Stamp Duty Land Tax (SDLT) in England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) in Scotland and Land Transaction Tax (LTT) in Wales, using the latest 2026/27 rates.
Choose whether you're a first-time buyer, moving home or buying an additional property such as a buy-to-let or second home, then enter your purchase price. You'll see your total bill, your effective tax rate, a band-by-band breakdown and a side-by-side comparison for each buyer type.
How much is stamp duty in 2026/27?
In England and Northern Ireland, Stamp Duty Land Tax is charged in bands. You only pay each rate on the part of the price that falls within that band, not on the whole amount.
Moving home:
- Up to £125,000 – 0%
- £125,001 to £250,000 – 2%
- £250,001 to £925,000 – 5%
- £925,001 to £1.5 million – 10%
- Over £1.5 million – 12%
First-time buyers (purchases up to £500,000):
- Up to £300,000 – 0%
- £300,001 to £500,000 – 5%
Additional property, buy-to-let and second homes:
- Up to £125,000 – 5%
- £125,001 to £250,000 – 7%
- £250,001 to £925,000 – 10%
- £925,001 to £1.5 million – 15%
- Over £1.5 million – 17%
Buyers who are not UK residents pay an extra 2% on every band.
Stamp duty examples: what will I pay?
Stamp duty examples: what will I pay?
Figures for England and Northern Ireland.
£250,000 purchase
- First-time buyer: £0
- Moving home: £2,500
- Buy to let or second home: £15,000
£300,000 purchase
- First-time buyer: £0
- Moving home: £5,000
- Buy to let or second home: £20,000
£400,000 purchase
- First-time buyer: £5,000
- Moving home: £10,000
- Buy to let or second home: £30,000
£500,000 purchase
- First-time buyer: £10,000
- Moving home: £15,000
- Buy to let or second home: £40,000
Do first time buyers pay stamp duty?
First time buyers in England and Northern Ireland pay no stamp duty on homes up to £300,000. Between £300,000 and £500,000, they pay 5% only on the part above £300,000.
To qualify:
- Every buyer must be a first-time buyer. If either of you has owned a home anywhere in the world before, you lose the relief.
- The purchase price must be £500,000 or less.
- The property must be your main home.
In Scotland, first-time buyers pay nothing up to £175,000. Wales has no first-time buyer relief, but its standard nil band already starts at £225,000.
Do I pay stamp duty if I buy through a limited company?
Yes. Limited companies always pay the higher rates on residential property, even on their first purchase. In some cases, a flat 17% rate applies to homes over £500,000 bought by a company, although relief is available for genuine rental businesses.
Buying through a limited company can still make sense for landlords because of how rental profits are taxed. Speak to your accountant about the tax side, and to us about limited company buy-to-let mortgages.
Can I add stamp duty to my mortgage?
You can't borrow stamp duty as a separate amount, but you can sometimes cover it by borrowing more. Putting less of your savings into the deposit leaves money free for the tax. This depends on affordability and loan-to-value limits, so speak to a broker before you make an offer.
When do I pay stamp duty and who pays it?
The buyer pays stamp duty. It's due within 14 days of completion in England and Northern Ireland, and within 30 days in Scotland and Wales. Your solicitor or conveyancer normally files the return and pays the tax for you on completion, so you'll need the funds ready beforehand.
Speak to a mortgage broker
Stamp duty is only part of the cost of buying. At Drummonds Finance Group, we search the whole of the market to find the right mortgage for you, whether you're a first-time buyer, moving home or building a property portfolio.
We specialise in cases other brokers find difficult: complex and self-employed income, foreign nationals, adverse credit, limited company buy-to-let, NHS staff and benefit income.
Call 0330 1330034 for a free initial chat.
Specialist Mortgages
Not every mortgage fits a lender's computer model. Much of our work at Drummonds Finance Group is with clients who have been turned down elsewhere or told their case is too complicated. We work with clients across the UK by phone and video, and we know which lenders will look at each situation properly.