UK Stamp Duty Calculator
Stamp Duty Land Tax for England and Northern Ireland, plus LBTT in Scotland and LTT in Wales, with first-time buyer relief, second-home and non-resident surcharges.
You are replacing your main home, or own no other property but have owned one before.
Rates verified October 2026 · Sources: GOV.UK: SDLT residential rates; GOV.UK: higher rates; GOV.UK: non-resident rates
| Band | Rate | Taxable | Tax |
|---|---|---|---|
| Up to £125,000 | 0% | £125,000 | £0 |
| £125,001 to £250,000 | 2% | £125,000 | £2,500 |
| £250,001 to £925,000 | 5% | £200,000 | £10,000 |
| Total | £450,000 | £12,500 |
£125,000 × 0% + £125,000 × 2% + £200,000 × 5% = £12,500
| Buyer type | SDLT | Effective rate |
|---|---|---|
| Home mover / standard | £12,500 | 2.78% |
| First-time buyer | £7,500 | 1.67% |
| Additional property | £35,000 | 7.78% |
- Assuming first-time buyer relief applies above £500,000 in England: it is lost on the whole price, not just the excess.
- Buying jointly with someone who has owned a home before: if any buyer has owned a home anywhere in the world, first-time buyer relief does not apply.
- Forgetting the surcharge when you still own your old home on completion day: you pay the higher rates now and reclaim later if eligible.
- Using England's bands for a home in Scotland or Wales: they use LBTT and LTT with different bands.
- →Ask your conveyancer to confirm the figure; they file the return and pay it for you.
- →Agreeing a price just under a band threshold can save tax; only the slice above each threshold is taxed at the higher rate.
- →Budget the tax in cash on top of your deposit; see the full monthly cost in our Mortgage Calculator.
- →Next step: compare buying with renting over your expected stay in the Rent vs Buy Calculator.
This tool is for informational purposes only. Always verify results with a qualified professional.
What is the UK Stamp Duty Calculator?
This UK stamp duty calculator works out the property tax due when you buy a home, using the current official bands. In England and Northern Ireland that tax is Stamp Duty Land Tax (SDLT), collected by HMRC; Scotland has Land and Buildings Transaction Tax (LBTT), run by Revenue Scotland; and Wales has Land Transaction Tax (LTT), run by the Welsh Revenue Authority. Enter the price, pick the nation and your buyer type, and you get the tax due, the effective rate and a band-by-band breakdown, plus a side-by-side comparison of every buyer type and every nation for the same price.
All three taxes are charged in slices, like income tax: each rate applies only to the part of the price that falls inside its band. For SDLT, from 1 April 2025 the residential rates are 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million and 12% above £1.5 million. First-time buyers pay nothing up to £300,000 and 5% from £300,001 to £500,000, but if the price is over £500,000 the relief is lost entirely and standard rates apply. Buying an additional residential property costing £40,000 or more adds 5 percentage points to every band, and buyers who are not UK resident pay a further 2 percentage points on every band.
Worked example: a £450,000 home in England bought by a home mover costs 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £200,000 (£10,000), a total of £12,500, an effective rate of about 2.78%. A first-time buyer pays 5% on £150,000, just £7,500, saving £5,000. As an additional property the bill rises to £35,000, and a non-UK-resident home mover would pay £21,500. The same purchase costs £18,350 in LBTT in Scotland (£17,750 for a first-time buyer) and £14,250 in LTT in Wales.
Scotland's LBTT bands, unchanged since 1 April 2021, are 0% up to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000 and 12% above. First-time buyer relief raises the nil band to £175,000, worth up to £600. If you buy an additional home you also pay the Additional Dwelling Supplement (ADS) of 8% of the total price for transactions from 5 December 2024, where the price is £40,000 or more. In Wales, LTT main residential rates are 0% up to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% above, there is no first-time buyer relief, and the higher residential rates for additional properties, from 11 December 2024, start at 5% on the first £180,000 and rise to 17% above £1.5 million.
Stamp duty is normally due within 14 days of completion in England and Northern Ireland, and your solicitor or conveyancer usually files the return and pays it for you, so it needs to be ready in cash on top of your deposit. If you pay the higher rates because you bought a new main home before selling your old one, you can claim a refund of the surcharge if you sell the previous main residence within 36 months. Non-resident buyers who later spend 183 days in the UK within the qualifying period can also reclaim the 2% surcharge. These reliefs have conditions, so check the official guidance linked on the tool.
How to Use This Calculator
- 1Enter the purchase price or tap a common price.
- 2Choose where the property is: England & Northern Ireland, Scotland or Wales.
- 3Choose your buyer type: home mover, first-time buyer or additional property (second home or buy-to-let).
- 4In England & Northern Ireland, tick the non-resident box if you have not spent 183 days in the UK in the 12 months before buying.
- 5Read the tax due, effective rate and the band-by-band breakdown.
- 6Compare buyer types and nations in the tables below the result, and copy the link to share it with your solicitor or partner.