Our stamp duty calculator shows what you’ll pay on your next home in England, Northern Ireland, Scotland or Wales, band by band. Simply type in the price, pick where the property is and who’s buying, and the full bill appears straight away. On top of that, it compares the same purchase across all three UK systems, so you can see how much the border matters.
Stamp Duty Calculator UK
Work out the tax on your next home in England, Northern Ireland, Scotland or Wales
Your purchase
Where is the property?Your stamp duty
| Band | Rate | Tax |
|---|
| Same price, same buyer | Tax |
|---|
Rates from 1 April 2025 (England and NI), 5 December 2024 (Scotland ADS) and 11 December 2024 (Wales higher rates), still current for 2026/27. This is a guide, not tax advice, so check your figure with your conveyancer.
How to Use the Stamp Duty Calculator
Overall, the whole thing takes about ten seconds. Better still, you only need three bits of information, and you probably know them already.
Step 1: Enter the Purchase Price
First, type in the price you’ve agreed to pay. After all, stamp duty is worked out on that figure, not the asking price or the mortgage valuation.
Step 2: Choose Where the Property Is
Next, pick England or NI, Scotland or Wales. This matters because each nation runs its own tax with its own bands, so the same house can cost very different amounts depending on where it sits.
Step 3: Pick Your Buyer Type
Finally, choose moving home, first time buyer or additional property. Also, if you live outside the UK and you’re buying in England or Northern Ireland, tick the non UK resident box too.
Stamp Duty Rates in England and Northern Ireland for 2026/27
In England and Northern Ireland the tax is called Stamp Duty Land Tax, or SDLT. Currently, the bands have applied since 1 April 2025, and the Budget on 28 October 2026 left them unchanged.
| Portion of the price | Moving home | 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 £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
Importantly, each rate only applies to the slice of the price inside that band. For example, on a £300,000 home you pay nothing on the first £125,000, then £2,500 on the next £125,000 and £2,500 on the last £50,000. Altogether, that makes £5,000 in total. Of course, you can check the official bands on GOV.UK.
On top of that, buyers who don’t live in the UK pay an extra 2% on every band. For landlords, our buy to let stamp duty calculator goes into the 5% surcharge and company purchases in more detail.
First Time Buyer Stamp Duty Relief Explained
To start with, first time buyers in England and Northern Ireland pay nothing on the first £300,000. After that, they pay 5% on the part between £300,001 and £500,000. As a result, a £400,000 first home costs £5,000 in tax instead of £10,000.
However, there’s a hard cliff edge. So if the price goes even £1 over £500,000, the relief disappears completely and standard rates apply to the whole lot. A £550,000 first home therefore costs £17,500, so it pays to know where that line sits before you make an offer.
To qualify, everyone buying must never have owned a home anywhere in the world, and you must plan to live in it. In other words, a home you’ve owned abroad still counts, even if you’ve since sold it.
Stamp Duty in Scotland: How LBTT Works
By contrast, Scotland replaced stamp duty with Land and Buildings Transaction Tax, or LBTT. For 2026/27, here’s how the bands look.
| Portion of the price | LBTT 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% |
For first time buyers, the 0% band stretches to £175,000, which saves up to £600. Unlike England, however, there’s no price cap on that relief.
Meanwhile, second homes and buy to lets pay the Additional Dwelling Supplement. In short, it’s a flat 8% of the whole price on homes costing £40,000 or more, added on top of normal LBTT. That’s why a £300,000 rental in Scotland costs £28,600 compared with £20,000 in England. For the full rules, see Revenue Scotland.
Stamp Duty in Wales: How Land Transaction Tax Works
Likewise, Wales charges its own tax, called Land Transaction Tax, or LTT. Notably, it has the highest starting point in the UK, so many homes pay nothing at all.
| Portion of the 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 £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
However, there’s no separate first time buyer relief in Wales. Instead, everyone gets the 0% band up to £225,000. In practice, that means a £200,000 home costs nothing in Wales, £1,100 in Scotland and £1,500 in England. Similarly, the Welsh Government lists the current bands.
When Do You Pay Stamp Duty?
In England and Northern Ireland, the return and payment are due within 14 days of completion. By contrast, Scotland and Wales give you 30 days.
Usually, your solicitor or conveyancer files it for you and asks for the money before completion day. Because of this, in most cases it needs to come from savings alongside your deposit.
How to Budget for Stamp Duty When You Buy
Stamp duty is often the biggest cost after your deposit, so use the stamp duty calculator before you start viewing, not after. After that, add solicitor fees, surveys and moving costs to get your real cash figure.
Later on, once you’ve moved, our mortgage overpayment calculator shows how much interest you could save by paying a little extra each month. Lastly, for everything else on buying, renting and letting, head to our UK property guide.
Stamp Duty Calculator FAQs
Do I Pay the Higher Rates If I’m Replacing My Home?
No, provided that you sell your old main home on or before completion. Otherwise, if the sale happens later, you usually pay the higher rates first and claim the extra back once it sells within three years.
Do Couples Count as One Buyer?
Yes. In fact, married couples and civil partners are treated as one unit. Therefore, if your spouse or civil partner already owns a home, your purchase will usually pay the higher rates.
Is This Stamp Duty Calculator Up to Date?
Yes. Our stamp duty calculator uses the rates in force for 2026/27 in all three nations. Even so, it’s a guide rather than tax advice, so always confirm your figure with your conveyancer. You’ll find more free tools on our financial tools page.