Stamp Duty Calculator (2026/27)
Work out the stamp duty (SDLT) you'd pay today on a property purchase in England and Northern Ireland — then see how each party's plans would change it.
Your purchase
How stamp duty works in 2026/27
Stamp Duty Land Tax is charged in slices: nothing up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above. First-time buyers pay nothing up to £300,000; buyers of additional properties pay a 5% surcharge on top.
What each party would change
- Conservatives — abolish stamp duty on main homes entirely.
- Reform UK — 0% below £750,000, 2% to £1.5m, 4% above.
- Proportional Property Tax — scrap it entirely and replace council tax and stamp duty with an annual 0.48% charge.
Will stamp duty be abolished?
Not yet — and no government has set a date. Abolition is proposed from several directions: the Conservatives pledge to abolish SDLT on main homes, Reform UK would cut it to 0% below £750,000, and the Burnham-backed Proportional Property Tax would scrap it on main homes as part of replacing council tax too. Any change needs a Budget or Finance Act; until one happens, the 2026/27 bands in this calculator are what you pay.
Frequently asked questions
Will stamp duty be abolished?
It's proposed, not decided. The Conservatives pledge to abolish stamp duty on main homes, Reform UK would cut it sharply, and the Proportional Property Tax backed by Andy Burnham would scrap it on main homes while also replacing council tax. None of these is law — stamp duty still applies today.
When will stamp duty be abolished?
There is no date. Abolition would need a government to legislate it in a Budget or Finance Act, and as of July 2026 none has. The proposals on the table are opposition pledges or campaign plans, so the earliest realistic route runs through the next general election, due by August 2029.
How much stamp duty will I pay in 2026/27?
On a main home in England and Northern Ireland: nothing up to £125,000, then 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above. First-time buyers pay nothing up to £300,000. Enter your price in the calculator for your exact bill.
How would the parties change stamp duty?
The Conservatives would abolish stamp duty on main homes; Reform UK would charge 0% below £750,000, 2% to £1.5m and 4% above; the Proportional Property Tax would scrap it and replace it with an annual charge on value.
How much is stamp duty on a £400,000 house?
£10,000 for a home mover in 2026/27 (2% on the slice from £125,000 to £250,000 = £2,500, plus 5% on £250,000 to £400,000 = £7,500). A first-time buyer pays £5,000 (nothing up to £300,000, then 5% on the rest). Buying an additional property adds a 5% surcharge across every band.