Stamp Duty Calculator UK
Calculate your stamp duty instantly. SDLT, LBTT and LTT calculations for England, Scotland, Wales & Northern Ireland.
Property Details
Enter the full purchase price of the property (max £2,100,000,000)
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Disclaimer: This tool does not constitute financial advice. We do not recommend taking actions based solely on these results. The calculator makes assumptions and results may be inaccurate due to changes in government policy, interest rates, or personal circumstances. You use this information at your own risk. We can't guarantee to be perfect, so do note you use the information at your own risk and we can't accept liability if things go wrong. For official guidance, visit Gov UK.
What is Stamp Duty?
Stamp duty is a tax paid by property buyers in the UK when purchasing residential or commercial property above certain thresholds. In England and Northern Ireland, it is called Stamp Duty Land Tax (SDLT) and is administered by HMRC. Scotland has its own system called Land and Buildings Transaction Tax (LBTT), managed by Revenue Scotland, while Wales charges Land Transaction Tax (LTT), administered by the Welsh Revenue Authority.
Stamp duty is a progressive tax, meaning you only pay each rate on the portion of the property price that falls within each band — not on the entire purchase price. The buyer is legally responsible for paying and filing a return within 14 days of completion. Solicitors or conveyancers typically handle the filing on the buyer's behalf.
Several reliefs and exemptions exist, including first-time buyer relief (no SDLT up to £300,000 in England), reduced rates for shared ownership purchases, and exemptions for properties transferred between spouses during divorce. Additional surcharges apply for second homes (5%), buy-to-let properties (5%), and non-UK residents (2%).
14 days to file
After completion
Progressive bands
Pay per portion
Reliefs available
FTB, shared ownership
3 UK tax systems
SDLT, LBTT, LTT
Current UK Stamp Duty Rates 2026
The UK has three separate property transaction tax systems. Rates shown are for standard residential purchases — surcharges apply for additional properties and non-UK residents.
England & Northern Ireland
Stamp Duty Land Tax (SDLT)
| Band | Rate |
|---|---|
| £0 – £125,000 | 0% |
| £125,000 – £250,000 | 2% |
| £250,000 – £925,000 | 5% |
| £925,000 – £1,500,000 | 10% |
| £1,500,000+ | 12% |
First-time buyers: 0% up to £300,000 (properties up to £500,000)
Additional properties: +5% surcharge
Non-UK residents: +2% surcharge
Scotland
Land & Buildings Transaction Tax (LBTT)
| Band | Rate |
|---|---|
| £0 – £145,000 | 0% |
| £145,000 – £250,000 | 2% |
| £250,000 – £325,000 | 5% |
| £325,000 – £750,000 | 10% |
| £750,000+ | 12% |
First-time buyers: 0% up to £175,000
Additional Dwelling Supplement: 8%
Wales
Land Transaction Tax (LTT)
| Band | Rate |
|---|---|
| £0 – £225,000 | 0% |
| £225,000 – £400,000 | 6% |
| £400,000 – £750,000 | 8% |
| £750,000 – £1,500,000 | 10% |
| £1,500,000+ | 12% |
No first-time buyer relief in Wales
Higher rates for additional properties: +5%
Our Most Popular Calculators
Quick, accurate tools to help you understand your stamp duty commitments
Stamp Duty Calculator
Calculate SDLT on any property price using 2026 progressive tax bands for England & Northern Ireland
Calculate stamp duty nowPopularFirst-Time Buyer
No SDLT up to £300,000 on properties up to £500,000 — check eligibility and calculate your savings
Calculate FTB stamp dutySecond Home
Calculate stamp duty with the 5% additional property surcharge applied from April 2025
Calculate second home SDLTBuy-to-Let
SDLT for investment properties including the 5% additional property surcharge for landlords
Calculate buy-to-let SDLTNon-Resident Buyer
Calculate the additional 2% overseas buyer surcharge on top of standard or additional property rates
Calculate non-resident SDLTCost of Buying
Total property purchase costs including stamp duty, legal fees, surveys, and mortgage charges
Calculate total buying costsStamp Duty by Buyer Type
Your stamp duty bill depends on whether you are a first-time buyer, home mover, or purchasing an additional property. Each buyer type has different thresholds, reliefs, and surcharges.
First-Time Buyer
No SDLT up to £300,000
On properties up to £500,000. Save up to £2,500 compared to standard rates.
Calculate first-time buyer stamp dutyHome Mover
0% up to £125,000
Standard progressive rates apply. Selling your only home? No surcharge applies.
Calculate home mover stamp dutySecond Home
5% surcharge on entire price
Additional property surcharge applies from April 2025. Refund possible if you sell your old home within 3 years.
Calculate second home stamp dutyBuy-to-Let
5% surcharge for landlords
Same additional property surcharge as second homes. Applies even if this is your first property purchase.
Calculate buy-to-let stamp dutyNon-UK Resident
Additional 2% surcharge
Charged on top of standard rates (or on top of the 5% additional property surcharge if buying a second home).
Calculate non-resident stamp dutyLearn How Stamp Duty Really Works
Expert guides to help you navigate the complexities of UK stamp duty
First-Time Buyer Guide
Complete guide to FTB stamp duty relief, eligibility criteria, and how to claim your savings
Read GuideSecond Home Stamp Duty
Understand the 5% surcharge, replacement main residence rules, and refund eligibility
Read GuideHow Stamp Duty is Calculated
Learn how the progressive tax bands work and understand your calculation
Read GuideApril 2025 Stamp Duty Changes
From 1 April 2025, the temporary SDLT thresholds introduced in September 2022 reverted to their previous levels. The additional property surcharge also increased from 3% to 5%.
| Change | Before April 2025 | From April 2025 |
|---|---|---|
| Standard nil-rate band | £250,000 | £125,000 |
| First-time buyer nil-rate band | £425,000 | £300,000 |
| FTB relief property limit | £625,000 | £500,000 |
| Additional property surcharge | 3% | 5% |
These changes mean most buyers now pay more stamp duty. A first-time buyer purchasing at £400,000, for example, pays £5,000 under the current rates compared to £0 under the temporary thresholds.
Read full analysis of April 2025 changesCompare Stamp Duty Scenarios
See how different buyer types and regions affect your stamp duty bill
First-Time vs Standard
See how much you save with first-time buyer relief
Compare NowEngland vs Scotland
Compare SDLT and LBTT rates side by side
Compare NowStandard vs Buy-to-Let
Understand the 5% surcharge impact on your costs
Compare NowPre vs Post April 2025
See how the April 2025 changes affected your stamp duty bill
Compare NowCompany vs Personal
Compare tax treatment of owning property personally vs through a company
Compare NowFrequently Asked Questions
Quick answers to common stamp duty questions with current 2026 rates and thresholds
How much stamp duty will I pay?
Stamp duty depends on the property price, your buyer status, and the UK region. In England, you pay 0% on the first £125,000, then 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million, and 12% above that. Use our calculator above for an instant, personalised estimate.
How stamp duty is calculatedDo first-time buyers pay stamp duty?
First-time buyers in England and Northern Ireland pay no stamp duty on properties up to £300,000, and 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, standard rates apply in full. Scotland offers a higher nil-rate threshold of £175,000 for FTBs. Wales has no first-time buyer relief.
First-time buyer stamp duty guideWhat is the additional property surcharge?
If you are buying a second home, buy-to-let, or any additional residential property in England or Northern Ireland, you pay a 5% surcharge on top of the standard SDLT rates (increased from 3% in April 2025). Scotland charges 8% Additional Dwelling Supplement (ADS) and Wales uses separate higher residential rates.
Second home stamp duty guideWhen do I need to pay stamp duty?
You must file an SDLT return and pay the tax within 14 days of completion (the date you legally become the owner). Late filing incurs automatic penalties: £100 if up to 3 months late, £200 if later. Interest is also charged on unpaid tax. Your solicitor or conveyancer usually handles the filing.
SDLT filing and payment guideIs stamp duty different in Scotland and Wales?
Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) with a nil-rate band of £145,000 (£175,000 for first-time buyers) and different rate bands. Wales charges Land Transaction Tax (LTT) with a nil-rate band of £225,000 and no first-time buyer relief. Each system is administered by a separate tax authority.
Compare regional ratesCan I claim a stamp duty refund?
You may claim a refund of the additional property surcharge if you sell your previous main residence within 3 years of buying your new home. Refund claims must be made within 12 months of the sale of the old property, or within 12 months of the filing date — whichever is later. HMRC processes most refund claims within 15 working days.
Stamp duty refund guide