Rates verified 28 August 2026
Stamp Duty Calculator UK
One calculator for all three UK property taxes: Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland, and Land Transaction Tax in Wales. It shows the band-by-band working, not just a total, so you can see exactly where the money goes and what a small price change would save you.
- All four UK nations
- First-time buyer relief
- Second-home surcharge
- Band-by-band working
Calculate your stamp duty
Your stamp duty bill
Stamp Duty Land Tax
£2,500
Effective tax rate
0.83%
Total cash needed with deposit
n/a
How the bill is built up, band by band
UK property taxes are marginal, so you pay each rate only on the slice of the price that falls inside that band, never on the whole price. The one exception is Scotland’s Additional Dwelling Supplement, which is charged on the full purchase price.
| Price band | Rate | Amount in band | Tax |
|---|---|---|---|
| Total payable | £0 | ||
Stamp duty is due within 14 days of completion in England and Northern Ireland (30 days in Scotland and Wales). In practice your conveyancer files the return and pays it from the funds you send them before completion, so it must be cash you already hold, not money you borrow.
UK stamp duty rates 2026
Three different taxes, three different sets of thresholds. If you are buying in one nation and selling in another, the numbers will not look anything alike.
England and Northern Ireland: SDLT rates
These rates have been in force since 1 April 2025 and were unchanged in April 2026.
| Portion of price | Standard rate | First-time buyer | Additional property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 to £250,000 | 2% | 0% | 7% |
| £250,001 to £300,000 | 5% | 0% | 10% |
| £300,001 to £500,000 | 5% | 5% | 10% |
| £500,001 to £925,000 | 5% | No relief | 10% |
| £925,001 to £1,500,000 | 10% | No relief | 15% |
| Over £1,500,000 | 12% | No relief | 17% |
First-time buyer relief is lost entirely above £500,000, so at £500,001 the standard rates apply to the whole purchase. The additional-property surcharge is 5% and applies from £40,000, having risen from 3% on 31 October 2024. Non-UK residents pay a further 2% on top.
Scotland: LBTT rates
The Scottish Budget maintained the 2025/26 rates and bands for 2026/27, with the Additional Dwelling Supplement held at 8%.
| Portion of price | Standard rate | First-time buyer |
|---|---|---|
| Up to £145,000 | 0% | 0% |
| £145,001 to £175,000 | 2% | 0% |
| £175,001 to £250,000 | 2% | 2% |
| £250,001 to £325,000 | 5% | 5% |
| £325,001 to £750,000 | 10% | 10% |
| Over £750,000 | 12% | 12% |
First-time buyer relief in Scotland raises the nil-rate threshold to £175,000, worth a maximum of £600. The Additional Dwelling Supplement is 8% of the full purchase price where the property costs £40,000 or more, so on a £200,000 second home that is £16,000 on top of the standard LBTT.
Wales: LTT rates
Welsh main rates have applied since 10 December 2024; higher rates for additional properties since 11 December 2024.
| Portion of price | Main rate | Higher rate |
|---|---|---|
| Up to £180,000 | 0% | 5% |
| £180,001 to £225,000 | 0% | 8.5% |
| £225,001 to £250,000 | 6% | 8.5% |
| £250,001 to £400,000 | 6% | 10% |
| £400,001 to £750,000 | 7.5% | 12.5% |
| £750,001 to £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
Wales has no first-time buyer relief. Instead, its £225,000 nil-rate band is the most generous starting threshold in the UK for everyone.
What a typical purchase costs in tax
The same house, three different nations. This is the comparison that surprises people relocating within the UK.
| Property price | England & NI | Scotland | Wales |
|---|
Stamp duty questions, answered
Do first-time buyers pay stamp duty in 2026?
In England and Northern Ireland, not on the first £300,000, then 5% between £300,001 and £500,000, but the relief disappears completely above £500,000, so a £505,000 purchase is taxed at standard rates on the whole amount. In Scotland the nil-rate band rises to £175,000, worth up to £600. Wales has no first-time buyer relief at all, though its £225,000 nil-rate band applies to everyone.
What counts as a second home for the surcharge?
Any purchase that leaves you owning more than one dwelling at the end of the day of completion, anywhere in the world, where the new property costs £40,000 or more. That includes buy-to-let, holiday homes and an inherited share of a property. If you are replacing your main residence but have not yet sold the old one, you pay the surcharge and can reclaim it if the old home sells within 36 months.
Can I add stamp duty to my mortgage?
Not directly, because lenders will not lend against the tax. You can sometimes borrow slightly more against the property and use the extra towards it, but that raises your loan to value and therefore your rate. In practice stamp duty needs to be cash you already hold on completion day, alongside your deposit and legal fees.
Is stamp duty charged on the whole price or just part of it?
Just the part in each band, because it is a marginal tax, like income tax. A £300,000 purchase in England is not taxed at 5%; it is taxed at 0% on the first £125,000, 2% on the next £125,000 and 5% on the final £50,000, giving £5,000. The one exception is Scotland’s Additional Dwelling Supplement, which is charged on the full price.
When do I have to pay it?
Within 14 days of completion in England and Northern Ireland, and within 30 days in Scotland and Wales. Your conveyancer normally files the return and pays on your behalf using funds you transfer to them a few days before completion.
Do I pay stamp duty when I remortgage?
No. Remortgaging with no change of ownership does not trigger a stamp duty charge. There are exceptions where ownership changes, such as transferring a share of a property to a partner while they take on part of the mortgage, where the value of the debt taken on can create a liability.
Next step: add the tax to your deposit and legal fees to get the real cash you need on completion day, then check the monthly cost on the mortgage calculator and your borrowing limit on the affordability calculator.
Related tools and guides
- Mortgage repayment calculator
- Affordability calculator
- Buy to let calculator
- Stamp duty explained: the full 2026 guide
- First-time buyer guide
Rate data verified 28 August 2026 against HM Revenue & Customs, Revenue Scotland and the Welsh Revenue Authority. This is a calculation tool, not tax advice, so confirm your position with your conveyancer before completion.