Stamp Duty Calculator (2026)
Estimate the stamp duty on a UK property purchase. This calculator covers SDLT in England & Northern Ireland, LBTT in Scotland, and LTT in Wales — for standard buyers, first-time buyers, and additional/second properties — using 2025/26 rates. Figures are an estimate for planning; confirm your exact liability on the official government site.
Calculate your stamp duty
Rates as published for 2025/26. Estimate only — see official links below.
How to Use This Stamp Duty Calculator
- Choose the region — England & Northern Ireland (SDLT), Scotland (LBTT) or Wales (LTT). Each nation sets its own bands.
- Pick your buyer type — standard (replacing your main home), first-time buyer, or an additional/second property such as a buy-to-let or holiday home.
- Enter the property price. The calculator shows the tax due, your effective rate, and the total cash needed.
How Stamp Duty Is Calculated (Bands)
Stamp duty is progressive — like income tax, each slice of the price is taxed at its own rate, not the whole price at one rate. The 2025/26 standard residential bands are:
England & Northern Ireland — SDLT
| Portion of price | Standard rate | First-time buyer |
|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300,000) |
| £125,001 – £250,000 | 2% | 0% |
| £250,001 – £925,000 | 5% | 5% (£300,001–£500,000) |
| £925,001 – £1.5m | 10% | No relief over £500,000 |
| Above £1.5m | 12% | — |
Additional/second properties pay a 5% surcharge on top of every band (so even the first £125,000 is taxed).
Scotland — LBTT
| Portion of price | Rate |
|---|---|
| Up to £145,000 (£175,000 for first-time buyers) | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Above £750,000 | 12% |
Additional dwellings pay an 8% Additional Dwelling Supplement (ADS) on the full price.
Wales — LTT
| Portion of price | Main rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1.5m | 10% |
| Above £1.5m | 12% |
Wales has no first-time-buyer relief. Additional properties use a separate set of higher rates — check the Welsh Revenue Authority for the exact figure.
Worked Example
A standard buyer purchasing a £295,000 home in England:
- First £125,000 @ 0% = £0
- Next £125,000 (£125k–£250k) @ 2% = £2,500
- Final £45,000 (£250k–£295k) @ 5% = £2,250
- Total SDLT = £4,750 (effective rate 1.61%).
A first-time buyer at the same price pays £0 (the whole £295,000 is within the £300,000 first-time-buyer nil band).
When You Pay Stamp Duty
- Stamp duty is due on completion. In England & NI you must file an SDLT return and pay within 14 days; in Scotland and Wales, within 30 days.
- Your solicitor or conveyancer usually files and pays it for you, adding it to your completion statement.
- It applies to freehold and most leasehold purchases above the nil-rate threshold.
Common Mistakes
- Assuming one flat rate. Stamp duty is banded — you do not pay the top rate on the whole price.
- Forgetting the additional-property surcharge. Buy-to-let and second homes add 5% (England), 8% ADS (Scotland), or higher rates (Wales).
- Using the wrong nation's rates. Scotland and Wales are completely separate from England's SDLT.
- Missing the first-time-buyer cap. In England, relief disappears entirely above £500,000.
- Using outdated thresholds. England's nil-rate band dropped to £125,000 from April 2025.
Frequently Asked Questions
How much is stamp duty on a £300,000 house?
For a standard buyer in England, SDLT on £300,000 is £5,000 (2% on £125k–£250k = £2,500, plus 5% on £250k–£300k = £2,500). A first-time buyer pays £0.
Do first-time buyers pay stamp duty?
In England & NI, first-time buyers pay nothing up to £300,000 and 5% on £300,001–£500,000, with no relief above £500,000. Scotland gives a £175,000 nil band. Wales has no first-time-buyer relief.
How much extra is stamp duty on a second home?
Additional properties pay a surcharge: 5% on top of every SDLT band in England & NI, an 8% Additional Dwelling Supplement in Scotland, and higher LTT rates in Wales.
Is stamp duty different in Scotland and Wales?
Yes. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Both have their own thresholds and rates, separate from England's SDLT.
When do I have to pay stamp duty?
On completion: within 14 days in England & NI, and within 30 days in Scotland and Wales. Your conveyancer normally handles the return and payment.
Is this calculator accurate for 2026?
It uses the published 2025/26 bands. Rates and thresholds can change at any Budget, so always confirm your exact figure on the official government site before budgeting.
Official Sources
- England & NI — GOV.UK: Stamp Duty Land Tax
- Scotland — Revenue Scotland: LBTT
- Wales — Welsh Revenue Authority: LTT