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Stamp duty calculator for England, Scotland, Wales and Northern Ireland
Enter the price and pick where the home is. The calculator uses the right tax for that nation: SDLT, Scotland’s LBTT or Wales’s Land Transaction Tax.
Stamp Duty Land Tax
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Enter a price.
| Band | Rate | Tax |
|---|
- Rates for 2026/27
- Last checked 25 October 2026
- Expert review pending
- How we calculate
How stamp duty is worked out
All three taxes are charged in slices. You pay nothing on the first slice of the price, then a rising rate on each slice above it. Only the part of the price inside a band is taxed at that band’s rate.
England and Northern Ireland (SDLT)
| 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 £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Additional homes pay 5% more in every band. Non-UK residents pay a further 2%.
Scotland (LBTT)
| 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% |
| Over £750,000 | 12% |
The Additional Dwelling Supplement is 8% of the whole price for second homes and buy-to-lets costing £40,000 or more.
Wales (LTT)
| 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 £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Wales has a separate table for additional homes, starting at 5% on the first £180,000 and rising to 17% above £1.5 million.
Worked example
£325,000 in each nation
England, moving home: 0% on £125,000, 2% on £125,000 (£2,500) and 5% on £75,000 (£3,750). Total £6,250. A first-time buyer would pay 5% on £25,000, which is £1,250.
Scotland, moving home: 0% on £145,000, 2% on £105,000 (£2,100) and 5% on £75,000 (£3,750). Total £5,850.
Wales, moving home: 0% on £225,000 and 6% on £100,000. Total £6,000.
Buying through a company? Use the limited company stamp duty calculator. For more on Scotland’s supplement, see the LBTT and ADS calculator.
Questions people ask
How much stamp duty will I pay?
It depends on the price, where the home is and whether it is your only home. Each band of the price is taxed at its own rate, like income tax. Enter the price above to see the total and the working.
Do first-time buyers pay stamp duty?
In England and Northern Ireland, first-time buyers pay nothing on the first £300,000 and 5% on the part from £300,001 to £500,000. Above £500,000 the relief is lost completely. In Scotland the nil-rate band rises to £175,000 for first-time buyers. Wales has no first-time buyer relief, but no tax is due on the first £225,000 for anyone.
What if I am buying before selling my old home?
You will usually pay the higher rates for additional homes at completion. In England and Northern Ireland you can claim the surcharge back if you sell your previous main home within three years. Scotland and Wales have their own reclaim windows, so check Revenue Scotland or the Welsh Revenue Authority.
When do I pay it?
Your conveyancer normally files the return and pays the tax for you. In England and Northern Ireland the deadline is 14 days after completion. In Scotland it is 30 days, and in Wales 30 days.