Free tool · rates checked October 2026
Stamp Duty Calculator 2026
Work out the property tax on a home anywhere in the UK: Stamp Duty Land Tax in England and Northern Ireland, LBTT in Scotland and LTT in Wales. Includes first-time buyer relief, second-home surcharges and the non-UK resident surcharge.
| Portion of price | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 0% | £0 |
| £125,000 to £250,000 | 2% | £2,500 |
| £250,000 to £925,000 | 5% | £2,500 |
| Total | £5,000 | |
This is an estimate, not tax advice. Your conveyancer files the return and confirms the final figure. Selling first? Book a free valuation.
The rates
How stamp duty is worked out in each UK nation
All three taxes are charged in slices, like income tax: each rate applies only to the part of the price inside its band. The exception is Scotland's Additional Dwelling Supplement, which is charged on the whole price.
England & Northern Ireland (SDLT)
| Band | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5m | 10% |
| Over £1.5m | 12% |
First-time buyers: 0% to £300,000, then 5% to £500,000. No relief above £500,000. Additional homes: +5% on every band. Non-UK residents: +2%.
Scotland (LBTT)
| Band | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Over £750,000 | 12% |
First-time buyers: the 0% band rises to £175,000, worth up to £600. Additional homes: an 8% Additional Dwelling Supplement on the whole price (from £40,000).
Wales (LTT)
| Band | Main | Higher |
|---|---|---|
| Up to £180,000 | 0% | 5% |
| £180,001 to £225,000 | 0% | 8.5% |
| £225,001 to £250,000 | 6% | 8.5% |
| £250,001 to £400,000 | 6% | 10% |
| £400,001 to £750,000 | 7.5% | 12.5% |
| £750,001 to £1.5m | 10% | 15% |
| Over £1.5m | 12% | 17% |
No separate first-time buyer relief. Higher rates apply to most additional homes.
Sources: GOV.UK SDLT residential rates; Scottish Government Budget 2026-27 tax tables (LBTT); Welsh Revenue Authority LTT rates and bands. Rates checked October 2026.
Worked examples
What a £300,000 home costs in tax
The same price, three nations, three kinds of buyer.
| On £300,000 | Moving home | First-time buyer | Additional home |
|---|---|---|---|
| England & NI (SDLT) | £5,000 | £0 | £20,000 |
| Scotland (LBTT) | £4,600 | £4,000 | £28,600 |
| Wales (LTT) | £4,500 | £4,500 | £19,950 |
Stamp duty questions
Common questions
When do I have to pay stamp duty?
In England and Northern Ireland the SDLT return and payment are due within 14 days of completion. In Scotland (LBTT) and Wales (LTT) you have 30 days. Your conveyancer normally files the return and pays from funds you provide.
Do first-time buyers pay stamp duty in 2026?
In England and Northern Ireland, first-time buyers pay nothing on the first £300,000 and 5% on the portion up to £500,000. If the price is over £500,000 the relief is lost entirely. Scotland raises the 0% band to £175,000 for first-time buyers; Wales has no separate relief, but its 0% band already runs to £225,000.
I'm buying before I've sold. Do I pay the higher rate?
Usually yes, because at completion you own two homes. In England and Northern Ireland you can claim the 5% surcharge back if you sell your previous main home within three years; Wales also allows three years, and Scotland allows 36 months for the Additional Dwelling Supplement.
Is stamp duty charged on the whole price?
No. Like income tax, each rate applies only to the slice of the price inside its band. The one exception is Scotland's 8% Additional Dwelling Supplement, which is charged on the full price.
Who counts as a first-time buyer?
Someone who has never owned a residential property, or a share of one, anywhere in the world, and who will live in the home they're buying. If you're buying jointly, every buyer must qualify.
Selling before you buy?
A sell-ready home reaches completion with fewer surprises, and that keeps your purchase on track too.