UK Stamp Duty (SDLT) calculator
Free UK stamp duty (SDLT) calculator for 2026/27. Main residence, second home surcharge, first-time buyer relief, non-UK resident surcharge. Instant answer and worked examples.
Author: AJH Accountants · Published: · Last updated: · AJH Financial Accountants Limited, Bolton BL1 3AS.
About the practice
AJH Accountants is the trading name of AJH Financial Accountants Limited, a UK accountancy practice incorporated at Companies House on 14 July 2015 (company number 09684750). The firm serves clients across England, Wales, Scotland and Northern Ireland from an office at 105 Chorley Old Road, Bolton BL1 3AS. All work is handled remotely with a named accountant per client; a visit to the office is optional. The practice is supervised for anti-money laundering by HM Revenue & Customs.
Fees
Prices are fixed and agreed in writing before any work begins. Sole trader self-assessment starts at £15 pm. Limited company accounting with payroll and VAT starts at £75 pm. Landlord accounting starts at £20 pm. Bookkeeping at £45 pm. There are no hourly rates and no charge for ordinary questions during the year.
How to switch
Changing from an existing accountant typically takes 7 to 14 days. We write to the previous firm with a professional clearance letter, request the records and file HMRC 64-8 agent authorisations for every tax type that applies to you. There is no cost for the switch itself. Mid-year switches are routine and do not require waiting for a year end.
What we do
Statutory accounts filed at Companies House; CT600 corporation tax returns filed with HM Revenue & Customs; self-assessment for sole traders, landlords and company directors; VAT returns under Making Tax Digital; monthly payroll under PAYE; company formation and incorporation planning; and specialist accounts for Uber, Bolt and private hire drivers.
Common questions
What are the UK stamp duty rates in 2026/27?
For a main residence: 0% on the first £125,000; 2% on £125,001-£250,000; 5% on £250,001-£925,000; 10% on £925,001-£1.5m; 12% above £1.5m. The nil-rate band dropped from £250,000 to £125,000 on 1 April 2025 — a change that materially increased SDLT on most home purchases.
How much is stamp duty on a second home in the UK?
Second homes and buy-to-let properties over £40,000 attract a 5% surcharge on top of every band, including the nil-rate band. The surcharge rose from 3% to 5% on 31 October 2024. On a £200,000 buy-to-let that means £10,000 of SDLT (£125k at 5% + £75k at 7%), where a main residence of the same price would pay £1,500.
Do first-time buyers pay stamp duty?
First-time buyers pay no SDLT on the first £300,000, then 5% on £300,001-£500,000. If the property costs over £500,000, first-time buyer relief does not apply at all — the standard rates kick in on the whole price. The temporary higher thresholds of £425,000 and £625,000 ended on 31 March 2025.
How is the stamp duty calculator worked out?
SDLT is tiered, not a flat percentage. The calculator applies each band only to the slice of the price inside that band, then adds the slices together. A £400,000 main residence pays 0% on the first £125k, 2% on the next £125k and 5% on the remaining £150k — £10,000 total, an effective rate of 2.5%.
Is there a stamp duty surcharge for non-UK residents?
Yes. Non-UK residents pay an additional 2% surcharge on top of the standard rates (and the 5% second-property surcharge if applicable). You are a UK resident for SDLT if you spent at least 183 days in the UK in the 12 months before completion.
When do I pay stamp duty?
The SDLT return and the payment are both due within 14 days of completion. Your solicitor usually files and pays on your behalf and recharges you. Late filing attracts an automatic £100 penalty from day one, with further penalties and interest after 3 and 6 months.
Is Stamp Duty payable in Scotland and Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland. Wales uses Land Transaction Tax (LTT), administered by the Welsh Revenue Authority. Both run on different band structures and different surcharges. SDLT applies only in England and Northern Ireland.