UK stamp duty calculator
Work out the tax on buying a home in England, Northern Ireland, Scotland or Wales. Rates are the ones in force in 2026/27.
Your stamp duty
Enter a purchase price to see the tax.
| Part of the price | Tax | Rate |
|---|
How stamp duty works when you buy a home
The tax is charged in slices, like income tax. You pay nothing on the first slice of the price, a low rate on the next, and a higher rate on each slice above that. You only pay the higher rate on the part of the price inside that band, not on the whole amount.
What the tax is called, and the bands it uses, depends on where the property is:
- England and Northern Ireland pay Stamp Duty Land Tax (SDLT) to HMRC.
- Scotland pays Land and Buildings Transaction Tax (LBTT) to Revenue Scotland.
- Wales pays Land Transaction Tax (LTT) to the Welsh Revenue Authority.
Your solicitor or conveyancer normally files the return and pays the tax from the money you send them, so it is part of your total cash needed on completion day.
First-time buyers
In England and Northern Ireland, first-time buyers pay nothing up to £300,000 and 5% on the part from £300,001 to £500,000. If the price is over £500,000 there is no relief at all and the standard rates apply to the whole purchase.
In Scotland, first-time buyers pay nothing up to £175,000 instead of £145,000, and the standard rates apply above that. Wales has no first-time buyer relief.
Second homes and buy-to-let
If you will own more than one residential property after the purchase, an extra charge applies on the whole price, from £40,000 upwards. It is 5% on top of the normal SDLT rates in England and Northern Ireland, and an 8% Additional Dwelling Supplement in Scotland. Wales uses a separate, higher set of rates. If you are replacing your main home and sell the old one within 36 months, you may be able to claim the extra charge back.
Buying from outside the UK
If you have not been in the UK for at least 183 days in the 12 months before you buy, a 2% surcharge applies to purchases in England and Northern Ireland. It is added on top of any other charges.
England and Northern Ireland: standard rates
| Part of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
Scotland: LBTT rates
| Part of the price | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Above £750,000 | 12% |
Wales: standard LTT rates
| Part of the price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
Wales: higher rates for additional homes
| Part of the price | Rate |
|---|---|
| Up to £180,000 | 5% |
| £180,001 to £250,000 | 8.5% |
| £250,001 to £400,000 | 10% |
| £400,001 to £750,000 | 12.5% |
| £750,001 to £1.5 million | 15% |
| Above £1.5 million | 17% |
What this calculator assumes
- The purchase is a single residential freehold or leasehold home bought by an individual. Companies, trusts, shared ownership, mixed-use property, multiple dwellings relief and lease premiums are not covered.
- The price is the full amount paid for the property, including anything paid for items that go with it that count as part of the price.
- Each charge is rounded down to the whole pound, as the tax authorities do.
- The result is an estimate. Your solicitor will confirm the exact figure on your return.
Questions people ask
How much stamp duty will I pay on £300,000?
In England and Northern Ireland the bill is £5,000 for someone buying their only home, and nothing for a first-time buyer. In Scotland it is £4,600, or £4,000 for a first-time buyer. In Wales it is £4,500. A second home costs more: £20,000 in England, £28,600 in Scotland and £19,950 in Wales.
When do I pay stamp duty?
The return and payment are normally due within 14 days of completion in England and Northern Ireland, and within 30 days in Scotland and Wales. In practice your solicitor handles it and takes the money from you on completion.
Do I pay stamp duty on the whole price?
No. Each rate applies only to the part of the price in that band. The exception is the extra charge for second homes and the non-resident surcharge, which are worked out on the whole price.
Does a first-time buyer in Scotland or Wales get relief?
Scotland does, through a higher zero-rate band of £175,000. Wales does not have a first-time buyer relief.
Is what I type stored or shared?
No. The calculation runs in your browser and nothing you enter is sent to us. Our privacy page has the details.
Is this tax or financial advice?
No. It gives an estimate for information only. For your own purchase, check the figure with your solicitor or conveyancer.
Where the numbers come from
All rates and thresholds come from official sources: