Stamp Duty Calculator United Kingdom

What the stamp duty calculator does

The calculator estimates the tax due on a property purchase: Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland, or Land Transaction Tax in Wales. The tax is one of the largest upfront costs of buying, so an early estimate helps you set your budget. It also handles first-time buyer relief and the higher charges on additional properties.

Three regimes, one calculator

• England and Northern Ireland use Stamp Duty Land Tax (SDLT).
• Scotland uses Land and Buildings Transaction Tax (LBTT).
• Wales uses Land Transaction Tax (LTT).

Each has its own thresholds, bands and reliefs, so the same price can produce different tax depending on where the property is. Choose the correct region first.

The current residential bands

• SDLT (England and NI): 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million, 12% above.
• LBTT (Scotland): 0% to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000, 12% above.
• LTT (Wales): 0% to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5 million, 12% above.

How the banded system works

All three taxes are charged in slices. The price is divided into bands, each with its own rate, and that rate applies only to the part of the price within the band. Crossing into a higher band affects only the part of the price above that threshold, so a small price increase leads to a small increase in tax, and the effective rate is always below the top band your purchase reaches.

A worked example

On a £350,000 home bought by a home mover who is not a first-time buyer and keeps no other property, SDLT in England is £7,500, LBTT in Scotland £8,350 and LTT in Wales £7,500. A first-time buyer pays £2,500 in England and £7,750 in Scotland. As an additional property, the same purchase costs £25,000 in England, £36,350 in Scotland and £24,950 in Wales.

How the calculator works

• The purchase price
• The region (England and NI, Scotland or Wales)
• Whether you are a standard buyer, a first-time buyer or buying an additional property

The tool applies the right bands, uses first-time buyer bands where they apply, and adds the additional-property charge if relevant. The result is the tax due at completion, which you usually pay shortly after the purchase and normally from savings rather than your mortgage, so it helps to know the figure early alongside your deposit and other costs.

First-time buyer relief

In England and Northern Ireland, first-time buyers pay no SDLT on the first £300,000 and 5% on the part from £300,000 to £500,000. If the price is above £500,000 the relief is lost entirely and the standard rates apply. In Scotland, first-time buyer relief raises the nil-rate band from £145,000 to £175,000. Wales has no first-time buyer relief.

Eligibility usually depends on never having owned a property anywhere and buying a home you intend to live in. The calculator applies the relief when you select first-time buyer, but confirm the current conditions, as they change.

The additional-property surcharge

If you buy a second home, a holiday property or a buy-to-let while keeping another property, England and Northern Ireland add a 5% surcharge to every SDLT band, Scotland charges an 8% Additional Dwelling Supplement on the whole price, and Wales applies its higher residential rates table. This can raise the bill significantly.

If you replace your main home but own both for a time, a refund of the surcharge may be available later; the rules differ by region. The definition of an additional property is wider than many buyers expect, covering joint purchases and property held anywhere, including overseas, so get a professional check when an additional property may be involved.

When to use this calculator

• Budgeting the upfront cost of buying a home
• Comparing the tax across England, Scotland and Wales
• Checking how much first-time buyer relief could save you
• Estimating the extra cost of a second property or buy-to-let

It also helps during negotiation. Knowing the duty at a few different prices shows the real cost difference between offers, and how much extra tax falls on the top slice of a price just above a band threshold.

Things to keep in mind

The estimate uses the standard residential rates for your chosen region. Your final figure can change with reliefs, mixed-use or non-residential property and individual circumstances. The rates are kept current, but the rules are detailed and change from time to time. For a definitive figure, confirm with a conveyancer or solicitor, or the tax authority for your region, before you complete.

This is general information to help you plan and compare, not financial advice. Confirm figures with a solicitor or the relevant tax authority before making a decision.

About This Stamp Duty Calculator

Use this Stamp Duty calculator to get an instant, accurate estimate. The figures follow official HMRC guidance and every rate and threshold is kept up to date for 2026. Adjust the inputs above to match your situation, or browse all our calculators to plan your next step.