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Stamp duty calculator

Calculate how much Stamp Duty you'll pay

If you’re thinking of buying a property, knowing how much stamp duty you’ll pay is a top priority. Want to do things the easy way? Our stamp duty calculator gives you an accurate figure in just a few clicks. 

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Stamp duty payable:

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What is stamp duty?

Stamp Duty is what you pay if you buy a house, land, or any other type of building.

It’s known as Stamp Duty Land Tax (SDLT) In England and Northern Ireland, Land Transaction Tax (LTT) in Wales or Land and Buildings Transaction Tax (LBTT) if you’re in Scotland. But the principle is pretty much the same across the board. 

Stamp duty only applies to properties above a certain value. And it differs depending on whether or not you’re a first-time buyer. 

How is stamp duty worked out?

You don't pay one rate on the whole price. You pay a percentage on each slice of the price that falls inside a band.

Say you're buying a £295,000 home in England and it isn't your first. You'd pay:

  • 0% on the first £125,000, which is £0
  • 2% on the next £125,000, which is £2,500
  • 5% on the final £45,000, which is £2,250

That's £4,750 in total.

Stamp duty rates in England and Northern Ireland

First-time buyers

Band Tax rate
Up to £300,000
0%
£300,001 - £500,000
5%

To qualify, you and anyone you're buying with must all be first-time buyers. The home must cost £500,000 or less. If it costs more, you lose the relief completely and pay the standard rates on the whole price.

That makes £500,000 a cliff edge. A £500,000 home costs a first-time buyer £10,000 in stamp duty. A £500,001 home costs £15,000.

Buying your next home

Band Tax rate
Up to £125,000
0%
£125,001 - £250,000
2%
£250,001 - £925,000
5%
£925,001 - £1.5 million
10%
Over £1.5 million
12%

Buying an additional property

You'll normally pay a 5% surcharge on every band if buying a home means you'll own more than one property worth £40,000 or more. It applies to second homes and buy-to-lets.

Band Tax rate
Up to £125,000
5%
£125,001-£250,000
7%
£250,001-£925,000
10%
£925,001-£1.5 million
15%
Over £1.5 million
17%

If you buy a new home before you've sold your old one, you may have to pay these higher rates. You can claim the extra back if you sell your old home within 36 months.

If you haven't spent at least 183 days in the UK in the 12 months before you buy, you'll pay an extra 2% on every band.

Stamp duty thresholds in Scotland

In Scotland, stamp duty is called Land and Buildings Transaction Tax, or LBTT. Revenue Scotland collects it. Rates and bands are unchanged for 2026 to 2027.

Buying your main home

Band Tax rate
Up to £145,000 (or £175,000 for first-time buyers)
0%
£145,001 - £250,000
2%
£250,001 - £325,000
5%
£325,001 - £750,000
10%
Over £750,000
12%

First-time buyers pay nothing on the first £175,000 instead of £145,000. It applies whatever the price, and it saves you up to £600.

Buying an additional property

You'll pay an extra 8%, called the Additional Dwelling Supplement, on the whole price of a second home or buy-to-let. It's on top of the rates above, so the bands become:

Band Tax rate
Up to £145,000
8%
£145,001-£250,000
10%
£250,001-£325,000
13%
£325,001-£750,000
18%
Over £750,000
20%

A £250,000 home costs £2,100 in LBTT. A first-time buyer pays £1,500. As a second home, it costs £22,100.

Stamp duty rates in Wales

In Wales, stamp duty is called Land Transaction Tax, or LTT. The Welsh Revenue Authority collects it.

Buying your main home

Band Tax rate
Up to £225,000
0%
£225,001 - £400,000
6%
£400,001 - £750,000
7.5%
£750,001 - £1.5 million
10%
Over £1.5 million
12%

There's no first-time buyer relief in Wales.

Buying an additional property

Wales doesn't add a surcharge. It uses a separate set of higher rates instead, which start at 5% from the first pound.

Band Tax rate
Up to £180,000
5%
£180,001 - £250,000
8.5%
£250,001 - £400,000
10%
£400,001 - £750,000
12.5%
£750,001 - £1.5 million
15%
Over £1.5 million
17%

A £300,000 home costs £4,500 in LTT. As a second home, it costs £19,950.

How do you pay stamp duty?

HM Revenue and Customs collects stamp duty in England and Northern Ireland. The Welsh Revenue Authority collects it in Wales, and Revenue Scotland collects it in Scotland.

You'll usually send the money to your solicitor or conveyancer first. They'll file the return and pay the tax for you, and they'll work out how much you owe. It's still on you to make sure the amount's right and paid on time.

In England and Northern Ireland, you have 14 days to pay from the effective date, which is usually the day you complete. In Scotland and Wales, you have 30 days.

You may be able to add stamp duty to your mortgage instead of paying it upfront. But you'll pay interest on it for the whole term, and it raises your loan-to-value ratio (LTV, which could change the deals you can get. It can cost more in the long run, so it's worth thinking it through first.

Recent changes to stamp duty

  • 31 October 2024: the surcharge on second homes in England and Northern Ireland rose from 3% to 5%.
  • 5 December 2024: the Additional Dwelling Supplement in Scotland rose from 6% to 8%.
  • 11 December 2024: Wales raised each band of its higher rates by 1 percentage point.
  • 1 April 2025: in England and Northern Ireland, the no-tax threshold for a main home fell from £250,000 to £125,000. The first-time buyer threshold fell from £425,000 to £300,000, and the maximum price for the relief fell from £625,000 to £500,000. A 2% band now applies from £125,001 to £250,000.

Rates and bands haven't changed since 1 April 2025.

Stamp duty FAQs

Do first-time buyers pay stamp duty?

It depends where you're buying and the price. In England and Northern Ireland, you pay nothing up to £300,000, and 5% on the part up to £500,000. In Scotland, you pay nothing up to £175,000. In Wales, there's no first-time buyer relief.

Who pays stamp duty, the buyer or the seller?

The buyer pays stamp duty. The seller doesn't.

How much is stamp duty on a second home?

In England and Northern Ireland, you'll normally pay 5% more on every band. In Scotland, you'll pay an extra 8% on the whole price. In Wales, you'll pay a separate set of higher rates from 5%.

Is there a stamp duty holiday?

No. The temporary stamp duty holidays ended in 2021. They ended on 31 March in Scotland, 30 June in Wales and 30 September in England and Northern Ireland.

Does stamp duty change with mortgage rates?

No. Stamp duty depends on the price of the property, not on mortgage rates. Lenders set mortgage rates on the amount you borrow. Both affect what it costs to buy a home, but they aren't connected.

Will I need to pay stamp duty on commercial properties?

Yes, but the rates differ. In England and Northern Ireland, you'll pay nothing up to £150,000, 2% on the part from £150,001 to £250,000 and 5% above £250,000. See the gov.uk rates for non-residential property.