Stamp Duty Calculator
The tax on buying a home in the UK, band by band: Stamp Duty Land Tax in England and Northern Ireland, LBTT in Scotland and Land Transaction Tax in Wales, with first-time buyer relief and the surcharges for second homes and non-UK residents.
Result…
How it's calculated
Tax = Σ (part of the price inside each band × that band's rate) England and NI: 0% to 125,000, 2% to 250,000, 5% to 925,000, 10% to 1.5 million, 12% above; +5% each band for additional homes, +2% for non-UK residents First-time buyers (price up to 500,000): 0% to 300,000, 5% to 500,000 Scotland: 0% to 145,000 (175,000 first-time buyers), 2% to 250,000, 5% to 325,000, 10% to 750,000, 12% above; ADS = 8% × price Wales: 0% to 225,000, 6% to 400,000, 7.5% to 750,000, 10% to 1.5 million, 12% above; higher rates 5% to 17%
Works out the tax on buying a home anywhere in the UK, one band at a time. England and Northern Ireland use Stamp Duty Land Tax: 0% up to 125,000, then 2%, 5%, 10% and 12%; first-time buyers pay nothing up to 300,000 and 5% up to 500,000 (no relief above that); buyers who will own more than one home pay 5% more in every band, and non-UK residents 2% more. Scotland uses Land and Buildings Transaction Tax, with a 0% band to 145,000 (175,000 for first-time buyers) and an Additional Dwelling Supplement of 8% of the whole price for additional homes. Wales uses Land Transaction Tax, with main rates starting above 225,000 and separate higher rates from 5% to 17%. The rates come from the GOV.UK, Revenue Scotland and Welsh Revenue Authority pages, checked on 28 October 2026.
Your numbers, step by step
About the Stamp Duty calculator
This stamp duty calculator works out the tax on buying a home in any part of the UK. In England and Northern Ireland that tax is Stamp Duty Land Tax (SDLT); Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT), each with its own bands. Enter the price, say where the property is and what kind of buyer you are, and it charges each slice of the price at its band's rate, adding first-time buyer relief, the surcharge for buyers who will own more than one home, the Scottish Additional Dwelling Supplement, and the surcharge for non-UK residents in England and Northern Ireland. The rates come from GOV.UK, Revenue Scotland and the Welsh Revenue Authority, checked on 28 October 2026, and every band is shown in the working. Buyers in other countries face different property taxes, which this does not cover. To plan the loan, use the mortgage calculator.
How to use it
- Choose “Where the property is”: England or NI, Scotland, or Wales.
- Enter the “Purchase price”.
- Pick the “Buyer”: moving home or your only property, first-time buyer, or an additional property you will own alongside another.
- In England or Northern Ireland, set “Non-UK resident buyer” to Yes if you were in the UK for fewer than 183 days in the 12 months before buying.
- Read the tax, the effective rate and each band in the working.
Worked example
A home bought for 350,000 in England pays 2% × 125,000 = 2,500 plus 5% × 100,000 = 5,000: 7,500 of SDLT. A first-time buyer pays only 5% × 50,000 = 2,500, a saving of 5,000. The same price costs 8,350 of LBTT in Scotland and 7,500 of LTT in Wales.
Updated
Questions people ask
How is stamp duty calculated on a house?
Like a tax with bands: each part of the price is charged at the rate of the band it falls in, and the parts are added up. Tax = Σ (price inside each band × that band's rate), so only the slice above a threshold pays the higher rate.
Who counts as a first-time buyer for SDLT?
You and everyone buying with you must never have owned a home. The relief only applies to prices up to 500,000; above that the standard rates apply in full. Scotland raises its 0% band to 175,000 instead, and Wales has no separate first-time buyer rates.
How much extra do you pay on a second home?
In England and Northern Ireland, 5% on top of every band. In Scotland, an Additional Dwelling Supplement of 8% of the whole price. In Wales, separate higher rates from 5% to 17%. In England and Scotland the surcharge doesn't apply under 40,000.
Do I pay the surcharge if I'm replacing my main home?
Usually not. For SDLT, GOV.UK says the extra 5% doesn't apply if the new home replaces your main residence and the old one was sold within 36 months; if it isn't sold on the day you complete, you pay the higher rates and may claim a refund. In Scotland, Revenue Scotland says the ADS doesn't apply if you sold your previous main home in the 36 months before buying.
Where do the rates come from?
GOV.UK's residential property rates, Revenue Scotland's residential rates and bands and the Welsh Revenue Authority's LTT rates and bands.
Which property purchases does this stamp duty calculator not cover?
Leases and their rent, shared ownership, companies and trusts, linked or multiple purchases, mixed-use property and most reliefs. Before you rely on a figure, check with HMRC, Revenue Scotland, the Welsh Revenue Authority or your conveyancer.