🇬🇧 UK · 2026/27 Tax Year · Free

2026 Stamp Duty Calculator

The temporary Stamp Duty cuts are ending, and the second-home surcharge has increased. Calculate exactly how much extra tax you will pay if you don't complete before the deadline.

2026 Stamp Duty Cliff-Edge Calculator

£

Stamp Duty Owed

Buying BEFORE 1 April 2025£0
Buying AFTER 1 April 2025£2,500
Cost of missing the deadline:+£2,500

As a First-Time Buyer, you currently pay 0% up to £425k. In 2025/2026, this threshold drops back to £300k. If you complete after March 2025, you will be hit with an unexpected tax bill.

The Return of the £125k Threshold

The UK housing market is facing a significant cliff-edge. The temporary Stamp Duty Land Tax (SDLT) thresholds introduced a few years ago are legally set to expire at the end of March 2025.

This means that from April 2025 onwards, the standard nil-rate band drops from £250,000 to £125,000. This instantly adds £2,500 to the cost of moving home for the average buyer.

For First-Time Buyers, the blow is even harder. The FTB exemption threshold is plummeting from £425,000 to £300,000, wiping out up to £6,250 in tax savings.

Second Home Surcharge Increase

In addition to the threshold changes, the October 2024 budget introduced an immediate hike to the second-home surcharge. If you are purchasing an additional property, such as a buy-to-let investment or a holiday home, the surcharge has increased from 3% to 5%.

When do the changes take effect?

The higher second-home surcharge is already in effect. The return to the lower £125,000 and £300,000 (for FTBs) thresholds will happen on 1 April 2025. Any property purchase that completes on or after this date will be subject to the higher tax bills.

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Frequently Asked Questions

What is the Stamp Duty cliff edge in 2025/2026?↓
The temporary Stamp Duty cuts are ending in March 2025. The standard nil-rate band will drop from £250,000 to £125,000, meaning almost all buyers will pay an extra £2,500 in tax.
Are First-Time Buyers affected by the 2026 changes?↓
Yes, significantly. The First-Time Buyer nil-rate threshold is dropping from £425,000 back down to £300,000. If you buy a house over £300,000 after March 2025, you will have to pay thousands in Stamp Duty that you previously wouldn't have.
What is the new second home surcharge?↓
As announced in the October 2024 budget, the Stamp Duty surcharge for purchasing an additional dwelling (like a buy-to-let or second home) has increased from 3% to 5%.
When exactly do the old rates return?↓
The temporary higher thresholds expire on 31 March 2025. Any property purchases completing on or after 1 April 2025 will be subject to the old, more expensive rates.
Is Stamp Duty payable on fixtures and fittings?↓
No, Stamp Duty is only payable on the property itself. Removable fixtures and fittings (like freestanding furniture or curtains) can be deducted from the purchase price for Stamp Duty purposes if an agreeable value is stated.
Do I pay Stamp Duty if I am gifted a house?↓
Generally, if you are gifted a property and there is no mortgage attached, you do not pay Stamp Duty. However, if you take over an existing mortgage as part of the gift, you may be liable for Stamp Duty on the mortgage amount.

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