Stamp Duty Calculator UK 2026: SDLT, LBTT and LTT
Work out the stamp duty on a property purchase in England, Scotland or Wales. Standard, first-time buyer, additional property and non-resident rates. Free and private.
Last updated: June 2026
Stamp duty payable
- Total stamp duty
- —
—
| Band | Portion | Rate | Tax |
|---|
£200,000 standard buyer
£1,500
England & NI
£350,000 first-time buyer
£2,500
England & NI
£300,000 additional property
£20,000
England & NI (incl. 5% surcharge)
Stamp duty, worked out in seconds
Stamp duty is often the largest one-off cost of buying a home after the deposit, and it is easy to underestimate. This stamp duty calculator works out exactly what you owe in England, Scotland or Wales, including first-time buyer relief and the surcharge on second homes, so there are no surprises on completion day.
England and Northern Ireland use Stamp Duty Land Tax (SDLT). Since April 2025 the nil-rate band is £125,000, then 2% applies up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above that. First-time buyers pay nothing up to £300,000 and 5% up to £500,000, but lose the relief entirely above £500,000. Buying a second home or buy-to-let adds a 5% surcharge on the whole price, and non-UK residents pay an extra 2%.
Scotland charges Land and Buildings Transaction Tax with its own bands and an 8% Additional Dwelling Supplement on second properties. Wales charges Land Transaction Tax, with a higher nil-rate band of £225,000 but no first-time buyer relief. The breakdown shows the duty in each band and your effective rate as a percentage of the price. Pair it with our mortgage calculator to budget the full purchase. Everything runs in your browser.
Disclaimer: Stamp duty rates shown are current as of April 2025 for England and Northern Ireland, and current rates for Scotland and Wales. Reliefs and surcharges depend on your circumstances. Verify with your solicitor or HMRC before completing a purchase. Full disclaimer.
How it works
Three quick steps — no account, nothing uploaded to a server.
Enter the price
Type the agreed purchase price of the property.
Pick nation and buyer type
Choose England, Scotland or Wales and your buyer status.
See the duty
Get the total payable with a full band-by-band breakdown.
Related reading
Rates and rules on this page are verified against GOV.UK stamp duty land tax guidance. Last checked July 2026.
FAQ
Frequently asked questions
How much stamp duty do I pay in England in 2026?
For a standard buyer in England and Northern Ireland from April 2025, you pay nothing on the first £125,000, 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% above £1.5 million. Only the portion within each band is taxed at that band's rate. On a £350,000 home the bill is £7,500.
What is the first-time buyer stamp duty relief?
First-time buyers in England and Northern Ireland pay no stamp duty on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the property costs more than £500,000 the relief is lost entirely and standard rates apply to the whole price. On a £350,000 first home a first-time buyer pays £2,500, a £5,000 saving versus a standard buyer.
How much is the surcharge on a second home?
Buying an additional property such as a second home or buy-to-let adds a 5% surcharge on top of the standard rates, on the entire purchase price, for purchases of £40,000 or more. On a £300,000 second home that means £5,000 of standard duty plus £15,000 surcharge, a total of £20,000. Non-UK residents pay a separate 2% surcharge.
How do Scotland and Wales differ?
Scotland charges Land and Buildings Transaction Tax (LBTT) with a nil rate up to £145,000, then 2%, 5%, 10% and 12% bands. Buying an additional dwelling adds the 8% Additional Dwelling Supplement on the full price. Wales charges Land Transaction Tax (LTT) with a nil rate up to £225,000, then 6%, 7.5%, 10% and 12% bands. Wales has no first-time buyer relief. Use the nation selector to apply the right rates.
When do I have to pay stamp duty?
In England and Northern Ireland you must file a return and pay within 14 days of completion. In Scotland and Wales the deadline is 30 days. Your solicitor or conveyancer normally handles the filing and payment as part of the purchase, adding it to your completion statement.
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