About the UK Stamp Duty Calculator
This stamp duty calculator works out the property tax you pay when you buy a home in the UK. In England and Northern Ireland that is Stamp Duty Land Tax (SDLT); Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Pick the nation, enter the purchase price and choose whether you are a home mover, a first-time buyer or buying an additional property such as a buy-to-let or second home.
Rates are those in force for purchases completing in 2026: the SDLT bands that have applied in England and Northern Ireland since 1 April 2025, the LBTT bands Scotland has used since 1 April 2021 with the 8% Additional Dwelling Supplement (from 5 December 2024), and the Welsh LTT main rates (from 10 October 2022) and higher rates (from 11 December 2024). In England the nil-rate band is £125,000 and first-time buyer relief applies up to £300,000 on homes costing no more than £500,000. Additional properties costing £40,000 or more pay a 5% surcharge on every band in England, the 8% Additional Dwelling Supplement in Scotland, and the higher residential rates in Wales. Non-UK residents buying in England or Northern Ireland pay a further 2%. The calculator assumes a single freehold residential purchase with no other reliefs (such as multiple-dwellings or shared-ownership rules).
Use it when budgeting for a purchase, comparing properties either side of a threshold, or checking the figure your conveyancer quotes. Stamp duty is normally due within 14 days of completion (30 days in Wales and Scotland) and is usually paid by your solicitor.
With the default inputs, the stamp duty to pay is £7,500.00. Change any value above to recalculate instantly.
How to use the uk stamp duty calculator
- 1Enter the agreed purchase price.
- 2Choose whether the property is in England/NI, Scotland or Wales.
- 3Select your buyer type — home mover, first-time buyer or additional property.
- 4Tick non-UK resident if it applies to a purchase in England.
- 5Review the tax due and the band-by-band breakdown.
Formula and method
Stamp duty is a slice (marginal) tax: each rate applies only to the part of the price that falls within its band, not to the whole price. In England the bands are 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. First-time buyers pay 0% to £300,000 and 5% from £300,001 to £500,000, but lose the relief completely above £500,000.
For additional properties in England, 5 percentage points are added to every band (including the 0% band), and non-resident buyers add another 2 points. Scotland’s LBTT has its own bands (0% to £145,000, or £175,000 for first-time buyers) plus an 8% Additional Dwelling Supplement on the full price. Wales applies separate higher residential rates (5% to 17%) to additional properties. Purchases under £40,000 are exempt from surcharges. The non-resident 2% surcharge applies in England and Northern Ireland only.
- Band rate
- Rate for the slice of price inside that band
- Surcharge
- +5% (England additional), +2% (non-resident), 8% ADS (Scotland)
Worked examples
£350,000 home mover in England
0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £100,000 (£5,000) gives £7,500 of SDLT — about 2.14% of the price.
First-time buyer, £425,000 in England
First-time buyers pay nothing on the first £300,000 and 5% on the remaining £125,000, so SDLT is £6,250 — £5,000 less than the £11,250 a home mover would pay.
£250,000 buy-to-let in England
With the 5% surcharge, the bands become 5% to £125,000 (£6,250) and 7% to £250,000 (£8,750), for £15,000 in total — £12,500 more than a home mover.
£300,000 home in Scotland (LBTT)
LBTT is 0% to £145,000, 2% on the next £105,000 (£2,100) and 5% on the final £50,000 (£2,500), for £4,600.
£300,000 second home in Scotland (LBTT + ADS)
The normal LBTT of £4,600 is charged, plus the 8% Additional Dwelling Supplement on the whole £300,000 (£24,000), for £28,600 in total.
£300,000 buy-to-let in Wales (LTT higher rates)
Higher rates: 5% of £180,000 (£9,000) + 8.5% of £70,000 (£5,950) + 10% of £50,000 (£5,000) = £19,950, against £4,500 at main rates (6% of the £75,000 above £225,000) — £15,450 more.
Frequently asked questions
How much is stamp duty on a £300,000 house?+
In England a home mover pays £5,000 (2% of £125,000 plus 5% of £50,000). A first-time buyer pays nothing, because first-time buyer relief covers the first £300,000.
Do first-time buyers pay stamp duty?+
In England and Northern Ireland first-time buyers pay 0% up to £300,000 and 5% from £300,001 to £500,000. If the price is over £500,000, no relief applies and normal rates are charged on the whole price.
What is the stamp duty surcharge on second homes?+
In England buyers of additional residential properties pay 5 percentage points on top of each standard band. In Scotland the Additional Dwelling Supplement is 8% of the whole price, and Wales has separate higher rates starting at 5%.
When do I have to pay stamp duty?+
SDLT must be reported and paid to HMRC within 14 days of completion. In Scotland (LBTT) and Wales (LTT) the deadline is 30 days. Your solicitor or conveyancer usually files the return for you.
Can I get the second-home surcharge refunded?+
If you pay the higher rates because you had not yet sold your previous main home, you can usually claim a refund if you sell it within three years (England and Wales) or 36 months (Scotland).
Is stamp duty charged on the whole price?+
No — except for Scotland’s ADS and England’s loss of first-time buyer relief above £500,000, each rate applies only to the portion of the price that falls within its band.
Tax results are estimates based on published rules and simplified assumptions. They are not tax advice — check official guidance or a tax professional for your situation.
Sources
- GOV.UK — Stamp Duty Land Tax: residential property rates
- GOV.UK — SDLT: buying an additional residential property
- GOV.UK — Stamp Duty Land Tax overview (14-day deadline)
- Revenue Scotland — LBTT residential property rates
- Revenue Scotland — Additional Dwelling Supplement
- Welsh Government — LTT rates and bands
- Welsh Government — Higher rates of LTT