Stamp Duty Calculator
Find out exactly how much stamp duty you will pay on your property purchase. Covers England, Wales, and Scotland with first-time buyer relief and additional property surcharges. Last reviewed July 2026.
Updated with the latest rates from April 2025. Enter your property price for an instant band-by-band breakdown.
Property Details
Stamp Duty (SDLT)
| Band | Rate | Tax |
|---|---|---|
| Up to £300,000 | 0% | £0 |
No stamp duty to pay as a first-time buyer on properties up to 300,000.
Calculated using published rates from April 2025. These figures are for residential property purchases only. Always confirm with your solicitor before completion.
How Stamp Duty Works
Stamp duty is a tax you pay when buying a residential property above a certain price. It works on a banded system, not a flat rate.
Banded, not flat
Stamp duty is calculated in bands, similar to income tax. You only pay each rate on the portion of the price within that band, not on the entire purchase price. A property at 300,000 does not attract 5% on the full amount.
Different names, same idea
In England and Northern Ireland it is called Stamp Duty Land Tax (SDLT). Wales uses Land Transaction Tax (LTT), and Scotland uses Land and Buildings Transaction Tax (LBTT). Each has its own rates and thresholds.
Paid on completion
Stamp duty is due within 14 days of completing your property purchase. Your solicitor or conveyancer will usually handle the payment and file the return on your behalf as part of the conveyancing process.
Only on the purchase price
Stamp duty applies to the price you pay for the property, not the mortgage amount. If you buy a 400,000 property with a 40,000 deposit, stamp duty is calculated on the full 400,000.
First-Time Buyer Relief
If you are buying your first home, you may qualify for reduced stamp duty rates depending on where the property is located.
England & NI: 0% up to 300,000
First-time buyers in England and Northern Ireland pay no stamp duty on the first 300,000 of the purchase price. Between 300,001 and 500,000, you pay 5%. No relief is available on properties over 500,000.
Scotland: 0% up to 175,000
First-time buyers in Scotland benefit from an increased nil-rate band of 175,000 instead of the standard 145,000. Standard LBTT rates apply above that threshold.
Wales: no FTB relief
Wales does not currently offer first-time buyer relief under its Land Transaction Tax system. All buyers pay the same rates regardless of whether it is their first property.
Buy-to-Let & Second Home Surcharge
Buying a buy-to-let, a second home, or any additional property? An extra surcharge is added on top of the standard rates — select “additional property” in the calculator above to include it.
England & NI: +5%
A 5% surcharge applies on top of every band when purchasing a second home, buy-to-let, or any additional residential property in England and Northern Ireland (raised from 3% on 31 October 2024).
Wales: 5%–17%
Wales applies a separate set of higher rates for additional properties under its Land Transaction Tax — from 5% on the first £180,000 up to 17% above £1.5m (raised by 1% on 11 December 2024).
Scotland: +8%
Scotland applies an 8% Additional Dwelling Supplement on the whole price of additional residential properties (raised from 6% on 5 December 2024).
Working out a buy-to-let purchase? Stamp duty is only one side of the sums — our buy-to-let mortgage calculator shows what the rental income would let you borrow.
England vs Wales vs Scotland
Each nation sets its own property tax rates and thresholds. Here is how they compare at a glance.
England & Northern Ireland
- Called Stamp Duty Land Tax (SDLT)
- 0% threshold: 125,000 (standard) / 300,000 (FTB)
- Top rate: 12% above 1,500,000
- Additional property surcharge: 5%
Wales
- Called Land Transaction Tax (LTT)
- 0% threshold: 225,000 for all buyers
- Top rate: 12% above 1,500,000
- Additional property: separate higher rates, 5%–17%
- No first-time buyer relief
Scotland
- Called LBTT
- 0% threshold: 145,000 (standard) / 175,000 (FTB)
- Top rate: 12% above 750,000
- Additional Dwelling Supplement: 8%
Frequently Asked Questions
How much is stamp duty on a £300,000 house?
For a standard purchase in England, stamp duty on a 300,000 property is 5,000 — 0% on the first 125,000, 2% on the next 125,000 (2,500) and 5% on the final 50,000 (2,500). For a first-time buyer it is 0, because the entire amount falls within the 300,000 first-time buyer nil-rate band. See the full 300,000 breakdown.
Do first time buyers pay stamp duty?
In England and Northern Ireland, first-time buyers pay no stamp duty on properties up to 300,000, and a reduced rate on properties up to 500,000. In Wales, there is no first-time buyer relief so all buyers pay the standard Land Transaction Tax rates.
When do I pay stamp duty?
Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor or conveyancer handles the payment and files the stamp duty return with HMRC on your behalf as part of the conveyancing process.
How much stamp duty do I pay on a buy-to-let?
A buy-to-let counts as an additional property whenever you already own another home, so the higher rates apply. In England and Northern Ireland that means a 5% surcharge on every band: on a 200,000 buy-to-let the standard stamp duty would be 1,500, but with the surcharge it is 11,500 (5% on the first 125,000 and 7% on the remaining 75,000). Wales and Scotland apply their own higher rates. Limited companies pay the higher rates on every residential purchase, including their first. Use the calculator above with “additional property” set to yes for your exact figure.
Is stamp duty different in Wales?
Yes. Wales uses Land Transaction Tax (LTT) instead of Stamp Duty Land Tax. It has different thresholds and rates, a separate set of higher rates for additional properties (5% up to 180,000, rising to 17%), and no first-time buyer relief. The 0% band is higher at 225,000 compared to 125,000 in England.
Stamp Duty by House Price
See the exact standard, first-time buyer, and additional property stamp duty figures for a specific purchase price.
Now Find Out How Much You Can Borrow
Stamp duty is just one part of the picture. Check how much 58 UK lenders will actually offer you — no credit search required. And if your job changes between offer and completion, read what happens if you are made redundant during a mortgage application before you exchange.
How this calculator works, and when it was last checked
- Method
- Tax is calculated band by band on the portion of the purchase price falling in each band, applying first-time-buyer relief and the additional-property surcharge where they apply.
- Rates last verified
- — Residential bands, first-time-buyer relief and additional-property surcharges checked against the published SDLT, LTT and LBTT rate tables; re-verified 2026-07-27 with no changes found.
- Sources
- Who checked it
- Reviewed by Phillip Wakeling-Smith, CeMAP-qualified mortgage adviser.
Results are an estimate for general information, not a quote, an offer of credit, or advice. Your own figures depend on a lender's full assessment of your circumstances.
