UK stamp duty calculator for England, Scotland and Wales
Buying a home in the UK means paying a tax on the price, but which tax depends on where the property is. England and Northern Ireland charge Stamp Duty Land Tax (SDLT), collected by HMRC. Scotland charges Land and Buildings Transaction Tax (LBTT) through Revenue Scotland, and Wales charges Land Transaction Tax (LTT) through the Welsh Revenue Authority. This UK stamp duty calculator works out all three from the official bands.
Pick the nation, type the price and say who is buying: moving home, a first-time buyer, or someone buying an additional property such as a second home or buy-to-let. You get the tax, the effective rate, a band-by-band table showing how it was worked out, and the same purchase priced in the other two nations. Each figure on this page has been checked against the worked examples the tax authorities publish.
How to use the UK Stamp Duty Calculator
- Choose where the property is: England & Northern Ireland, Scotland or Wales.
- Enter the purchase price (the chargeable consideration — usually the price you agreed).
- Choose the buyer: moving home, first-time buyer, or additional property. Tick non-UK resident if it applies in England or NI.
- Read the tax, the effective rate and the band table; compare the same purchase across the three nations.
- Copy the result for your solicitor, mortgage broker or budget.
UK Stamp Duty Calculator features
Three taxes, one form
SDLT, LBTT and LTT bands, with the nation’s own reliefs and surcharges.
First-time buyers
England & NI relief to £500,000; Scotland’s £175,000 nil band; Wales’s higher nil band for everyone.
Second homes and buy-to-let
The 5% SDLT surcharge, Scotland’s 8% Additional Dwelling Supplement and the Welsh higher rates.
Non-UK residents
The extra 2% SDLT for buyers who are not UK resident (England & NI only).
Checked against official examples
The built-in tests reproduce every worked example on the GOV.UK, Revenue Scotland and gov.wales rate pages.
Rates used (read 24 October 2026)
Sources: GOV.UK “Stamp Duty Land Tax: residential property rates” and “Stamp Duty Land Tax: buying an additional residential property” (updated 1 April 2025); Revenue Scotland “Residential property” and “Additional Dwelling Supplement”, matching the Scottish Budget 2026-27 tax ready reckoner; gov.wales “Land Transaction Tax rates and bands” (updated 10 December 2024). Rates change at Budgets — check the authority’s page on the day you exchange.
| Nation and tax | Main residential bands | Buyer extras |
|---|---|---|
| England & NI — SDLT (from 1 April 2025) | 0% to £125,000 · 2% to £250,000 · 5% to £925,000 · 10% to £1.5m · 12% above | First-time buyers 0% to £300,000, 5% to £500,000 (no relief above); +5% additional property (£40,000 or more); +2% non-UK resident |
| Scotland — LBTT (from 1 April 2021) | 0% to £145,000 · 2% to £250,000 · 5% to £325,000 · 10% to £750,000 · 12% above | First-time buyer nil band £175,000 (saves up to £600); ADS 8% of the price from 5 December 2024 (not below £40,000) |
| Wales — LTT main rates (from 10 October 2022) | 0% to £225,000 · 6% to £400,000 · 7.5% to £750,000 · 10% to £1.5m · 12% above | No first-time buyer relief |
| Wales — LTT higher rates (from 11 December 2024) | 5% to £180,000 · 8.5% to £250,000 · 10% to £400,000 · 12.5% to £750,000 · 15% to £1.5m · 17% above | For additional properties |
Worked examples
- England, £295,000, moving home: £0 on the first £125,000, £2,500 (2%) on the next £125,000 and £2,250 (5%) on the last £45,000 — £4,750.
- England, first-time buyer, £500,000: £0 on £300,000 and 5% on £200,000 — £10,000. At £510,000 the relief is lost and standard rates give £15,500.
- England, additional property, £300,000: every band is 5 points higher — £20,000; a non-UK resident pays £26,000.
- Scotland, £875,000: £2,100 + £3,750 + £42,500 + £15,000 — £63,350. A second home at £300,000 pays £4,600 LBTT plus £24,000 ADS.
- Wales, £280,000: 6% on the £55,000 above £225,000 — £3,300; a second home at £260,000 pays £15,950 at the higher rates.
Things this calculator leaves out
- Leasehold rent (SDLT on a new lease’s net present value), shared ownership, mixed-use and non-residential property, multiple dwellings and corporate purchases.
- Replacing your main home: the surcharge or ADS is usually refundable if you sell your previous main home within 36 months — the page notes this but charges the surcharge, which is what you pay at completion.
- Other buying costs such as legal fees, searches and Land Registry fees — the closing cost calculator lists them. Buying in India or Australia instead? See the India stamp duty calculator or the Australia stamp duty calculator.
UK Stamp Duty Calculator FAQ
How much is stamp duty on a £300,000 house?
In England and Northern Ireland it is £5,000 when moving home, £0 for a first-time buyer and £20,000 for an additional property. In Scotland LBTT is £4,600 (£4,000 for a first-time buyer); in Wales LTT is £4,500.
Is this the same as the HMRC stamp duty calculator?
It uses the same published SDLT rates and reproduces GOV.UK’s worked examples, but it is not HMRC’s tool. For unusual purchases, use HMRC’s own calculator or ask your conveyancer.
Do first-time buyers pay stamp duty?
In England and NI, not on the first £300,000 if the price is £500,000 or less. In Scotland, LBTT starts at £175,000 for first-time buyers. Wales has no separate relief, but nobody pays LTT on the first £225,000.
What is the second home stamp duty surcharge?
England and NI add 5% to every band for additional properties of £40,000 or more. Scotland charges an 8% Additional Dwelling Supplement on the whole price, and Wales uses higher rates from 5% to 17%.
When do I have to pay?
The return and payment are due within 14 days of completion in England and NI, and within 30 days in Scotland and Wales. Your solicitor or conveyancer normally files the return and pays from your funds.
Do non-UK residents pay more?
In England and Northern Ireland, yes: an extra 2% on the whole price if you have not been in the UK for at least 183 days in the 12 months before buying. Scotland and Wales have no such surcharge.