Stamp Duty First-Time Buyer Calculator 2026-27

First-time buyers in England and Northern Ireland benefit from Stamp Duty Land Tax (SDLT) relief on residential property purchases. From April 2025, no SDLT is payable on the first £300,000 of the purchase price provided the property costs no more than £500,000. The portion between £300,001 and £500,000 is taxed at 5%.

To qualify, you must never have owned a freehold or leasehold interest in a residential property anywhere in the world. If you are buying jointly, all purchasers must be first-time buyers. Properties priced above £500,000 do not qualify for any relief and standard rates apply to the entire purchase.

This calculator checks your eligibility based on the property price, then applies the first-time buyer bands to show your total SDLT bill. It also compares what you would pay under standard rates so you can see the saving.

First-Time Buyer relief — the rules in 2026/27. Pay 0% SDLT on the first £300,000 of the purchase price, then 5% on £300,001 to £500,000. If the property exceeds £500,000, NO relief applies — pay full standard SDLT on the whole price. To qualify: (1) you've never owned a property anywhere in the world (including inherited shares); (2) you'll use the property as your main home; (3) at least one buyer must be a first-time buyer for joint purchases.

Common pitfalls that disqualify you. Inheriting a share of a property (even 1%) counts as ownership and disqualifies you. Owning property abroad (even an unused holiday share) disqualifies you. Being on the deeds of a parent's property as a 'helping hand' disqualifies you. Buying with someone who has owned before — only YOUR share qualifies for relief (and only if both are first-time buyers in many lender's interpretation). Buy-to-let purchases don't get FTB relief regardless of personal status.

First Homes Scheme — additional 30% discount. Separate from SDLT relief, the First Homes Scheme offers 30-50% discount off new-build properties for local first-time buyers earning under £80k (£90k London). Discount stays with the property (passed to next FTB). 5% deposit minimum on the discounted price. Combined with FTB SDLT relief, a £300k First Home in Manchester might cost £200k with no SDLT — saving £25k+ vs market.

Help-to-Buy ISA vs Lifetime ISA for the deposit. Help-to-Buy ISA (closed to new accounts Nov 2019): 25% bonus on up to £12,000 (£3k max), £250k cap (£450k London). Lifetime ISA: 25% bonus on up to £4k/year, £450k property anywhere. Existing H2B ISA holders can keep contributing until Nov 2029. New first-time buyers should use LISA — higher annual bonus, higher property cap. You CAN transfer H2B ISA into LISA — talk to your provider.