Stamp Duty Calculator
Work out the tax on buying a home anywhere in the UK — Stamp Duty in England and Northern Ireland, LBTT in Scotland and LTT in Wales. Includes first-time buyer relief and the extra rates for second homes.
Rates checked 28 September 2026.
Stamp Duty Land Tax (SDLT) to pay
£5,000
Effective rate 1.67% of £300,000
| Band | Rate | Tax |
|---|---|---|
| £0 – £125,000 | 0% | £0 |
| £125,001 – £250,000 | 2% | £2,500 |
| £250,001 – £300,000 | 5% | £2,500 |
Need a conveyancing solicitor in England?
A property solicitor handles the legal work and files the Stamp Duty Land Tax return for you.
Current rates
Each rate applies only to the part of the price inside that band, not the whole price.
England & Northern Ireland — SDLT
| Part of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-time buyers: 0% up to £300,000 and 5% up to £500,000 (no relief above £500,000). Second homes: +5% on every band. Non-UK residents: +2% on every band.
Scotland — LBTT
| Part of the price | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
First-time buyers: 0% band raised to £175,000. Second homes: Additional Dwelling Supplement of 8% of the whole price.
Wales — LTT (main rates)
| Part of the price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
No separate first-time buyer relief.
Wales — LTT (higher rates, second homes)
| Part of the price | Rate |
|---|---|
| Up to £180,000 | 5% |
| £180,001 – £250,000 | 8.5% |
| £250,001 – £400,000 | 10% |
| £400,001 – £750,000 | 12.5% |
| £750,001 – £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Sources: GOV.UK, Revenue Scotland, Welsh Revenue Authority. Surcharges and higher rates don't apply to homes under £40,000.
Stamp duty questions
When do I pay stamp duty?
Within 14 days of completion in England and Northern Ireland, and within 30 days in Scotland and Wales. Your conveyancing solicitor normally files the return and pays the tax for you from the funds you send before completion.
Who counts as a first-time buyer?
Someone who has never owned a home — or a share of one — anywhere in the world, including one they inherited. If you're buying jointly, everyone buying must be a first-time buyer for the relief to apply.
Do I pay the higher rate if I'm replacing my home?
Not if you sell your old main home before or on the same day you complete. If you buy first, you usually pay the higher rate and can claim the extra back if you sell your old main home within 3 years (36 months) — the same period in England, NI, Scotland and Wales.
Is there stamp duty in Scotland and Wales?
Not Stamp Duty itself. Scotland has Land and Buildings Transaction Tax (LBTT), paid to Revenue Scotland, and Wales has Land Transaction Tax (LTT), paid to the Welsh Revenue Authority. Northern Ireland uses the same Stamp Duty Land Tax as England.
Is this calculator's figure final?
It's an estimate for a straightforward residential purchase. Shared ownership, new-build leases, buying through a company, mixed-use property and several homes at once are taxed differently. Your solicitor will confirm the exact amount.
This calculator gives an estimate for a standard residential purchase and isn't tax or legal advice. Ask your solicitor or the tax authority to confirm the amount for your purchase.