Stamp Duty calculator
Work out the tax on buying a home anywhere in the UK: Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland, and Land Transaction Tax in Wales.
For one home bought by one or more people. Choose where the home is, enter the price and answer the questions about you. Some purchases need different rules: see what this calculator doesn’t cover.
Stamp Duty to pay £5,000See resultsBand by band
Each rate applies only to the part of the price inside its band. The bars show how much of your price falls in each band.
Add a property price to see the bands.
| Band | Rate | Price in band | Tax |
|---|---|---|---|
| Enter a price above to build the table. | |||
The same purchase across the UK
The same price and answers under each of the three taxes. Choose a row to switch to it.
Add a property price to compare the three taxes.
Bar length shows the tax. The non-UK resident surcharge applies in England and Northern Ireland only.
Rates this calculator uses
The rates for residential purchases by individuals, checked against the official sources on 13 October 2026. They apply by the purchase’s effective date, which is usually the day it completes.
England and Northern Ireland: Stamp Duty Land Tax
| Part of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
| Part of the price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
- Higher rates for additional homes: 5% on top of each standard rate (from 31 October 2024), for purchases of £40,000 or more.
- Non-UK resident surcharge: 2% on top of each rate (from 1 April 2021).
Scotland: Land and Buildings Transaction Tax
| Part of the price | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Over £750,000 | 12% |
- First-time buyer relief: the 0% band is raised to £175,000, saving up to £600. There’s no price limit.
- Additional Dwelling Supplement (ADS): 8% of the whole price (from 5 December 2024), for purchases of £40,000 or more, on top of LBTT.
Wales: Land Transaction Tax
| Part of the price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
| Part of the price | Rate |
|---|---|
| Up to £180,000 | 5% |
| £180,001 to £250,000 | 8.5% |
| £250,001 to £400,000 | 10% |
| £400,001 to £750,000 | 12.5% |
| £750,001 to £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Wales has no first-time buyer relief.
- Stamp Duty Land Tax: residential property rates, GOV.UK. Checked 13 October 2026.
- Stamp Duty Land Tax: buying an additional residential property, GOV.UK. Checked 13 October 2026.
- LBTT residential property rates and first-time buyer relief, Revenue Scotland. Checked 13 October 2026.
- The Additional Dwelling Supplement (ADS), Revenue Scotland. Checked 13 October 2026.
- Land Transaction Tax rates and bands, Welsh Government. Checked 13 October 2026.
- Higher rates: Land Transaction Tax guide, Welsh Government. Checked 13 October 2026.
What this calculator doesn’t cover
It works out the tax on one residential purchase by individuals. These purchases follow different rules, so the result here would be wrong. Use the official calculator or ask a solicitor or conveyancer.
- Non-residential or mixed-use property. For example, a home with a shop, office or farmland, which has its own rates.
- Buying more than one home in a single deal. Purchases of several dwellings together have their own rules.
- New leases with rent. Tax can also be due on the rent of a new lease, which isn’t worked out here.
- Shared ownership. There are special rules for buying a share of a home from a housing provider.
- Companies, partnerships and trusts. Different rules and rates apply when the buyer isn’t an individual.
- Linked transactions. Purchases between the same buyer and seller, or people connected to them, may be taxed together.
- Transfers, gifts and reliefs. Including buying out a partner’s share, transfers on divorce or separation, Right to Buy and other reliefs.
- Contracts exchanged before a rate change. Older rates can apply in some cases, and they aren’t covered here.
- Unusual ownership. Inherited shares, property held for children, or a home owned through a trust can change whether the higher rates apply.
- Prices of £10 million or more. The price box accepts amounts below £10,000,000.
Official calculators: HMRC SDLT calculator, Revenue Scotland LBTT calculator and Welsh Revenue Authority LTT calculator.
How the calculator works
Every result comes from the rate tables above and the arithmetic below.
1. Choosing the tax and the rates
England and Northern Ireland use Stamp Duty Land Tax, Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax. Your answers choose the rate table:
- Owning another home means the higher rates: 5% on top of each SDLT rate, the 8% ADS in Scotland, or the separate higher-rates table in Wales. Not below £40,000.
- First-time buyers get the relief table in England and Northern Ireland when the price is £500,000 or less, and the £175,000 0% band in Scotland. If you’ll own another home, you aren’t a first-time buyer, so that question is hidden.
- Non-UK residents add 2% to each SDLT rate. The question only appears for England and Northern Ireland.
2. Band by band
The price is split into bands, and each band’s rate applies only to the part of the price inside it. For a £300,000 home in England at the standard rates: nothing on the first £125,000, 2% of the next £125,000 (£2,500) and 5% of the last £50,000 (£2,500), so £5,000 in all.
In Scotland, the ADS is worked out separately as 8% of the whole price and added to the LBTT.
3. Effective rate and purchase cost
Effective tax rate = total tax ÷ price. Estimated purchase cost = price + tax + any other buying costs you enter. It doesn’t include the deposit separately, because the deposit is part of the price.
Figures are shown to the penny where a price includes pence. The calculation code is published with the page and checked by automated tests at every band edge.
Assumptions and limitations
Read these before relying on the result.
- It uses today’s rates. Governments can change rates, sometimes with little notice. The rates and the date they were checked are listed above.
- Your answers decide the rates. Ownership rules have details this calculator can’t ask about, such as shares in inherited homes, so check the official guidance if your situation is unusual.
- Higher rates can sometimes be reclaimed. If you buy a new main home before selling your old one, you usually pay the higher rates first and may be able to claim them back if you sell the old home within 3 years. The calculator shows the tax you’d pay when you buy.
- It isn’t tax advice. Your solicitor or conveyancer usually files the tax return and pays the tax for you, and they’ll confirm the amount.
Questions
Is Stamp Duty the same everywhere in the UK?
No. Stamp Duty Land Tax applies in England and Northern Ireland. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, each with its own bands, rates and reliefs.
Do first-time buyers pay Stamp Duty?
In England and Northern Ireland, first-time buyers pay nothing on the first £300,000 and 5% on the part from £300,001 to £500,000. Above £500,000 the relief doesn’t apply. In Scotland, first-time buyers pay nothing on the first £175,000. Wales has no first-time buyer relief.
Why is the tax so much higher when I own another home?
All three taxes charge more if you’ll own more than one home: 5% on top of each SDLT rate, an 8% supplement on the whole price in Scotland, and a separate higher-rates table in Wales. If you’re replacing your main home, you may be able to claim the extra back after selling your old one.
Is anything I type saved or sent anywhere?
No. Everything is worked out in your browser. Nothing is stored, so refreshing or closing the page clears your figures. To keep a copy, use Print or save as PDF.