Stamp Duty Calculator

A stamp duty calculator tells you how much property tax you will pay when you buy a home, before you make an offer. Ours covers all three systems in the UK: Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland, and Land Transaction Tax in Wales. Choose the nation, enter the price and pick your situation, whether you are moving home, buying for the first time or buying an additional property. You get the total to pay, the effective rate and a band-by-band breakdown table, with first-time buyer relief, the higher rates for additional homes, the Scottish Additional Dwelling Supplement and the non-UK resident surcharge built in. It runs in your browser and nothing is stored.

How to use the Stamp duty

1. 1 Choose the nationPick England & NI, Scotland or Wales. The tax depends on where the property is, not where you live.
2. 2 Enter the priceType the agreed price, or tap one of the quick amounts. The total and breakdown update as you type.
3. 3 Pick your situationChoose moving home or buying your only home, first-time buyer, or additional property such as a second home or buy-to-let.
4. 4 Tick non-UK resident if it appliesIn England and Northern Ireland, buyers who are not UK resident pay a 2% surcharge on every band.
5. 5 Read the breakdownCheck each band, the rate and the tax on it, the effective rate and the notes. Copy the breakdown to share with your conveyancer or partner.

How stamp duty is worked out

All three UK property taxes work like income tax. The price is split into bands, and each band is taxed at its own rate. You do not pay the top rate on the whole price, only on the part of the price that falls inside the top band. That is why the breakdown table shows the portion of the price in each band and the tax on that portion, and why the effective rate, the total tax divided by the price, is always lower than the highest rate shown.

For example, on a £350,000 home in England bought as a main residence, nothing is due on the first £125,000, 2% is due on the next £125,000, which is £2,500, and 5% is due on the remaining £100,000, which is £5,000. The total is £7,500, an effective rate of just over 2%, even though the top rate that applies is 5%. The same price produces a different bill in Scotland and Wales, because each nation sets its own bands.

The tax is due on the purchase price, including anything you pay for fixtures that are part of the property. Your solicitor or conveyancer normally files the return and pays the tax for you, and in England and Northern Ireland the return must be filed and the tax paid within 14 days of completion.

Stamp Duty Land Tax in England and Northern Ireland

The current residential rates have applied since 1 April 2025, when the temporary higher thresholds ended. If the home is the only residential property you will own after the purchase, you pay:

• 0% on the portion up to £125,000.
• 2% on the portion from £125,001 to £250,000.
• 5% on the portion from £250,001 to £925,000.
• 10% on the portion from £925,001 to £1.5 million.
• 12% on the portion above £1.5 million.
• First-time buyers pay 0% up to £300,000 and 5% from £300,001 to £500,000. If the price is over £500,000, the relief is lost and standard rates apply to the whole price.
• Buying an additional residential property adds 5% to every band, unless the price is under £40,000. Non-UK residents pay a further 2% on every band.

Land and Buildings Transaction Tax in Scotland

In Scotland you pay LBTT to Revenue Scotland instead of stamp duty. The residential rates were not changed for 2026/27: 0% up to £145,000, 2% from £145,001 to £250,000, 5% from £250,001 to £325,000, 10% from £325,001 to £750,000 and 12% above £750,000. First-time buyer relief raises the nil-rate band to £175,000, which saves up to £600.

The Scottish Government began a review of LBTT in 2025 covering the bands, first-time buyer relief and other reliefs, so the figures could change in a future Scottish Budget. The calculator will be updated when they do.

If you buy an additional home, such as a second home or a buy-to-let, the Additional Dwelling Supplement applies. Since 5 December 2024 it is 8% of the whole purchase price, not just a slice, and it is added on top of LBTT. It does not apply when the price is under £40,000. If you buy a new main home before selling your old one, you pay ADS at first but may be able to claim it back if you sell the previous home within 36 months.

Land Transaction Tax in Wales

In Wales you pay LTT to the Welsh Revenue Authority. The main residential rates, in force since 10 October 2022, are 0% up to £225,000, 6% from £225,001 to £400,000, 7.5% from £400,001 to £750,000, 10% from £750,001 to £1.5 million and 12% above £1.5 million. Wales has no separate first-time buyer relief, but the main nil-rate band is higher than in England or Scotland, so many first-time buyers still pay nothing.

Additional properties pay the higher residential rates, which use their own bands rather than a flat surcharge. Since 11 December 2024 they are 5% up to £180,000, 8.5% from £180,001 to £250,000, 10% from £250,001 to £400,000, 12.5% from £400,001 to £750,000, 15% from £750,001 to £1.5 million and 17% above £1.5 million. They do not apply when the price is under £40,000.

Who counts as a first-time buyer, and what counts as an additional property

For first-time buyer relief in England, Northern Ireland and Scotland, you must never have owned a residential property, or a share in one, anywhere in the world, and you must intend to live in the home as your main residence. If you buy jointly, every buyer must qualify. Inheriting a share of a home can count as having owned one, so check before you assume you qualify.

The higher rates for additional properties catch more people than you might expect. They usually apply if you will own two or more residential properties worth £40,000 or more at the end of the day of purchase and you are not replacing your main home, or if you buy a new main home before you have sold your old one. In England and Northern Ireland, you can usually reclaim the extra 5% if you sell your previous main home within 36 months. Scotland and Wales have similar refund rules for their surcharges, with their own time limits.

Budgeting for stamp duty alongside other buying costs

Stamp duty is often the largest single cost of buying a home after the deposit, and lenders do not usually include it in the mortgage. Most buyers pay it from savings, so it needs to be in the budget from the start rather than discovered when the conveyancer sends the completion statement.

When you work out how much you can offer, add the property tax to the other costs of buying: conveyancing and search fees, a survey, any mortgage arrangement or valuation fees, and removals. If you are close to a band threshold, a small change in price can change the tax noticeably. In England, for example, a first-time buyer paying £500,000 pays £10,000, but at £500,001 the relief is lost completely and the bill jumps to £15,000.

If you are selling one home and buying another, check the timing with your conveyancer. Completing on the purchase before the sale can mean paying the higher rates up front and claiming a refund later, which ties up a large sum of money for weeks or months.

What this calculator does not cover

The calculator is for straightforward residential purchases by individuals. It does not handle new leases with rent, shared ownership, mixed-use or non-residential property, purchases by companies, multiple dwellings, or linked transactions, all of which have their own rules. Your conveyancer will confirm the final figure on the return. Rates for 2026/27, last checked in October 2026 against these official pages:

• SDLT residential rates (England and NI): https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
• SDLT higher rates for additional properties and non-resident surcharge: https://www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property
• LBTT residential rates (Scotland): https://revenue.scot/taxes/land-buildings-transaction-tax/residential-property
• Additional Dwelling Supplement (Scotland): https://revenue.scot/taxes/land-buildings-transaction-tax/additional-dwelling-supplement-ads
• LTT rates and bands (Wales): https://www.gov.wales/land-transaction-tax-rates-and-bands
• LTT higher rates technical guidance (Wales): https://www.gov.wales/higher-rates-purchases-residential-property-technical-guidance

Examples you can copy

England & NI (SDLT)
  £125,000 at 0%   =      £0
  £125,000 at 2%   =  £2,500
  £100,000 at 5%   =  £5,000
  Total            =  £7,500

Scotland (LBTT)    =  £8,350
Wales (LTT)        =  £7,500

£350,000 price
  £300,000 at 0%   =      £0
   £50,000 at 5%   =  £2,500
  Total            =  £2,500  (saves £5,000)

£550,000 price     -> no relief, standard rates apply

Common mistakes to avoid

Frequently asked questions