How much stamp duty will I pay?
Work out the tax you'll pay buying a home anywhere in the UK - Stamp Duty (SDLT) in England & Northern Ireland, LBTT in Scotland or LTT in Wales - including first-time buyer relief and the second-home surcharge. Free, instant, no sign-up.
1. Where are you buying?
2. Property price
3. What kind of buyer are you?
Showing Stamp Duty Land Tax (SDLT) for residential property in England & NI. Rates and thresholds differ across the UK - switch region above to compare.
How stamp duty is calculated
Stamp Duty Land Tax (SDLT) is charged in bands, a bit like income tax. You don't pay one flat rate on the whole price - instead each slice of the price is taxed at the rate for that band. That's why the calculator above shows a breakdown band by band.
The amount you pay depends on the purchase price, where in the UK you're buying, and whether you're a first-time buyer, moving home, or buying an additional property such as a second home or buy-to-let. Scotland and Wales use their own taxes (LBTT and LTT) with different thresholds - pick your region in the calculator above.
England & NI: SDLT rates
Standard residential rates in England & Northern Ireland from 1 April 2025.
| Portion of price | Standard rate | Additional property |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1,500,000 | 10% | 15% |
| Above £1,500,000 | 12% | 17% |
Scotland: LBTT rates
Land and Buildings Transaction Tax. First-time buyers pay nothing up to £175,000. The Additional Dwelling Supplement (ADS) of 8% applies to the whole price on second homes and buy-to-lets.
| Portion of 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% |
| Above £750,000 | 12% |
Wales: LTT rates
Land Transaction Tax. Wales has no first-time buyer relief. Additional properties use a separate higher-rate band table (shown alongside the main rates below).
| Portion of price | Main rate | Additional property |
|---|---|---|
| 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% |
| Above £1,500,000 | 12% | 17% |
First-time buyer stamp duty relief
If you and anyone you're buying with have never owned a home, you pay reduced stamp duty on properties costing up to £500,000:
- • 0% on the first £300,000
- • 5% on the portion from £300,001 to £500,000
If the home costs more than £500,000 you can't claim first-time buyer relief and standard rates apply to the whole price.
Frequently asked questions
How much stamp duty will I pay?
For a home mover in England or Northern Ireland, you pay 0% on the first £125,000, 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5m and 12% above £1.5m. Enter your purchase price in the calculator above for an exact figure.
Do first-time buyers pay stamp duty?
First-time buyers pay no stamp duty on homes costing up to £300,000, and 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, first-time buyer relief does not apply and standard rates are charged.
How much is stamp duty on a second home or buy-to-let?
Additional properties (second homes and buy-to-let) carry a 5% surcharge on top of the standard rates across every band. So you pay 5% up to £125,000, 7% to £250,000, 10% to £925,000, 15% to £1.5m and 17% above that.
When do I have to pay stamp duty?
Stamp Duty Land Tax must be paid to HMRC within 14 days of completing your property purchase. In practice your solicitor or conveyancer usually files the return and pays it on your behalf on completion day.
Is stamp duty different in Scotland and Wales?
Yes. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), each with its own thresholds and rates. This calculator covers all three - just choose England & NI, Scotland or Wales at the top of the tool.
Does the stamp duty calculator include the latest rates?
Yes. This calculator uses the SDLT thresholds that apply from 1 April 2025, plus the 5% higher-rate surcharge for additional dwellings introduced on 31 October 2024.
Budgeting for your move
Stamp duty is just one cost of moving. Once you know your SDLT, estimate your removal costs and how many packing boxes you'll need so there are no surprises on moving day.
Read more in our guides on stamp duty when moving house and solicitors' fees.
This calculator is for general guidance only and does not constitute financial, legal or tax advice. England & NI rates use HMRC SDLT thresholds from 1 April 2025 and the additional-property surcharge from 31 October 2024. Scotland (LBTT, including the 8% ADS from 5 December 2024) and Wales (LTT, including higher rates from 11 December 2024) use their respective devolved rates. Always confirm the exact figure with your solicitor or conveyancer.