Bureau of Wealth

Stamp Duty Calculator: SDLT, LBTT and LTT

By the Bureau of Wealth team Updated

This calculator is general information, not financial advice. Check your own figures with the provider or a qualified adviser before acting on them.

Enter the price, where the property is and what kind of buyer you are to see the tax due, band by band, using this tax year's official rates.

Using 2026/27 rates rates checked 14 September 2026

Scotland and Wales have their own property taxes.

Check the highlighted fields to see your results.

What this calculator assumes

  • The purchase is a residential property bought for the price you enter, with no part of it used for business.
  • England and Northern Ireland use Stamp Duty Land Tax, Scotland uses Land and Buildings Transaction Tax, and Wales uses Land Transaction Tax. Each has its own rates.
  • First-time buyer means everyone buying has never owned a home anywhere in the world and will live in the property.
  • Additional property means you will own more than one home after the purchase and are not replacing your main home. You may be able to reclaim the extra tax if you sell your previous main home within the time allowed.
  • The 2% surcharge for buyers who are not UK resident in England and Northern Ireland is not included, and neither are reliefs for multiple dwellings, shared ownership or leasehold rent.

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How property tax is worked out

Stamp Duty Land Tax and its Scottish and Welsh equivalents are charged in bands, a bit like income tax. Each band of the price has its own rate, and you only pay that rate on the part of the price that falls inside the band. Going £1 over a band threshold only puts that £1 into the higher band, not the whole price.

The calculator reads the bands for the nation you choose from the official rates for the current tax year, taxes each slice of the price at its own rate, and adds the slices together. The table under the result shows every band so you can check the arithmetic yourself.

England and Northern Ireland: Stamp Duty Land Tax

On a standard purchase there is no tax on the first £125,000, 2% on the next £125,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million and 12% above that. GOV.UK gives the example of a home bought for £295,000: nothing on the first £125,000, £2,500 on the next £125,000 and £2,250 on the final £45,000, a total of £4,750.

First-time buyers pay nothing on the first £300,000 and 5% on the portion up to £500,000, so a first home costing £500,000 has a bill of £10,000. The relief disappears entirely above £500,000, so a first-time buyer paying £510,000 pays standard rates. If you will own more than one home, a 5% surcharge is added to every band for purchases of £40,000 or more, which makes an additional property at £300,000 cost £20,000 in tax.

Scotland: Land and Buildings Transaction Tax

LBTT has no tax up to £145,000, then 2% to £250,000, 5% to £325,000, 10% to £750,000 and 12% above. Revenue Scotland's example of a £235,000 purchase gives £1,800. First-time buyers get a nil rate band of £175,000 instead of £145,000, which saves up to £600. Buyers of an additional home pay the Additional Dwelling Supplement of 8% on the whole price when it is £40,000 or more, so the same £235,000 purchase would carry a further £18,800.

Wales: Land Transaction Tax

LTT has no tax up to £225,000, then 6% to £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% above. The Welsh Government's example of a £280,000 home gives £3,300. Wales has no separate first-time buyer relief, although the higher starting threshold means many first-time buyers pay nothing. Additional properties of £40,000 or more use separate higher rates starting at 5%, so a £260,000 second home costs £15,950.

Paying the tax

Your solicitor or conveyancer normally files the return and pays the tax for you when the sale completes, and it usually has to be paid in cash rather than added to your mortgage. If you are saving for a deposit, the savings goal calculator can help you plan for the tax as well.

Frequently asked questions

Who pays stamp duty?

The buyer pays it, not the seller. It is usually paid through your solicitor or conveyancer at completion, together with the return they file on your behalf.

Do first-time buyers pay stamp duty?

In England and Northern Ireland, first-time buyers pay nothing on the first £300,000 of a home costing up to £500,000. In Scotland the nil rate band rises to £175,000. Wales has no separate relief, but no tax is due on the first £225,000 for anyone.

Why is the tax on a second home so much higher?

Each nation charges extra when you will own more than one home: a 5% surcharge on every band in England and Northern Ireland, the 8% Additional Dwelling Supplement on the whole price in Scotland, and higher rates in Wales. Replacing your main home is normally treated differently.

Can I get the extra tax back if I sell my old home later?

Often, yes. If you bought a new main home before selling your previous one, you can usually claim a refund of the higher rates once the old home is sold within the time limit. Check the exact rules with HMRC, Revenue Scotland or the Welsh Revenue Authority.

Which nation's rules apply to my purchase?

The rules follow the location of the property, not where you live. A Scottish resident buying in England pays Stamp Duty Land Tax, and an English resident buying in Wales pays Land Transaction Tax.

Sources

Figures come from institutions millions of people rely on. How we keep calculators accurate.