Do first-time buyers pay stamp duty?

First-time buyers in England and Northern Ireland pay no stamp duty on the first £300,000 of a property worth up to £500,000. Above £500,000, no relief applies.

How much is stamp duty on a £400,000 house?

For a home mover in England/NI, SDLT on £400,000 is £10,000. For a first-time buyer, it's £5,000.

Do I pay stamp duty on a buy-to-let?

Yes. Buy-to-let purchases pay an extra 5% on the entire price (above £40,000) on top of the standard SDLT rates.

When do I have to pay stamp duty?

Within 14 days of completion. Your solicitor usually files the SDLT return and pays HMRC on your behalf, then bills it back to you.

Is stamp duty different in Scotland and Wales?

Yes. Scotland uses Land and Buildings Transaction Tax (LBTT), Wales uses Land Transaction Tax (LTT). Both have different thresholds and rates.

Can I add stamp duty to my mortgage?

Generally no — most lenders won't include SDLT in your mortgage as it's a transactional cost. You typically need to pay it from cash savings on completion.

🏛️ Stamp Duty Calculator

UK Stamp Duty Calculator (2026)

Calculate your Stamp Duty Land Tax bill in seconds. Updated for the April 2025 thresholds, with first-time buyer relief and the 5% additional property surcharge built in.

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Property price £350,000

£50k£2m

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Total stamp duty

£7,500

Effective rate: 2.14%

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UK Stamp Duty Calculator (2026)

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