Stamp Duty Calculator
Work out the stamp duty on a home in England, Northern Ireland, Scotland or Wales, including first-time buyer relief and the extra charge on additional homes. Uses the 2026/27 rates, checked on 27 September 2026.
Not a UK resident? If you spent fewer than 183 days in the UK in the 12 months before you buy, you will usually pay a 2% surcharge on top in England and Northern Ireland: about £5,000.00 more on this price. This calculator does not add it.
SDLT Band Breakdown
| Band | Rate | Tax |
|---|---|---|
| £0.00 to £125,000.00 | 0.0% | £0.00 |
| £125,000.00 to £250,000.00 | 2.0% | £2,500.00 |
| Total | £2,500.00 | |
What is Stamp Duty?
Stamp Duty Land Tax (SDLT) is a tax paid when you buy property or land in England and Northern Ireland above a certain price. Scotland has its own equivalent called Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). Each region has different rates and thresholds.
Stamp duty rates for 2026/27
England and Northern Ireland still use the SDLT rates that started on 1 April 2025: nothing on the first £125,000, 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above that. On that date the nil-rate band went down to £125,000 from £250,000. First-time buyers went from paying nothing up to £425,000 (on homes up to £625,000) to nothing up to £300,000 (on homes up to £500,000).
The 5% surcharge for additional homes started earlier, on 31 October 2024, when it went up from 3%.
Scotland's LBTT bands have not changed since 1 April 2021, and its Additional Dwelling Supplement has been 8% since 5 December 2024. In Wales, the main LTT rates date from 10 October 2022 and the higher rates for additional homes from 11 December 2024.
We checked these rates on GOV.UK, Revenue Scotland and GOV.WALES on 27 September 2026.
How to use the stamp duty calculator
- Choose the region: England and NI, Scotland, or Wales.
- Choose the buyer type: Standard, First-time Buyer or Additional Property.
- Enter the property price.
- Read the total and the band-by-band breakdown.
Worked example: a £295,000 home
A standard buyer in England or Northern Ireland pays 0% on the first £125,000 (£0), 2% on the next £125,000 (£2,500) and 5% on the last £45,000 (£2,250). That makes £4,750. Here is the same price across the UK.
| Buyer | England & NI | Scotland | Wales |
|---|---|---|---|
| Standard buyer | £4,750 | £4,350 | £4,200 |
| First-time buyer | £0 | £3,750 | £4,200 |
| Additional home | £19,500 | £27,950 | £19,450 |
Wales has no first-time buyer relief, so first-time buyers pay the standard £4,200. In Scotland, an additional home costs £4,350 of LBTT plus an 8% ADS of £23,600.
Frequently asked questions
When do I pay stamp duty?
In England and Northern Ireland you must send the return and pay within 14 days of completion. Your solicitor or conveyancer usually does this for you on the day you complete and adds the tax to their bill. In Scotland and Wales the limit is 30 days.
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, then 5% on the part from £300,001 to £500,000. Above £500,000 there is no relief and the normal rates apply to the whole price. In Scotland, first-time buyers pay nothing up to £175,000. Wales has no first-time buyer relief.
How much extra stamp duty do you pay on a second home?
In England and Northern Ireland you usually pay 5% on top of every band if the new home means you will own more than one. The surcharge has been 5% since 31 October 2024. Before that it was 3%. Scotland adds a flat 8% of the price, called the Additional Dwelling Supplement (ADS). Wales has its own higher rates, from 5% to 17%.
Do you pay the second home rates on a property under £40,000?
No. The higher rates for additional homes in England, Northern Ireland and Wales, and the ADS in Scotland, only apply when the price is £40,000 or more. Below that, the calculator uses the standard rates.
Do buyers who live abroad pay more stamp duty?
Usually, in England and Northern Ireland. If you were in the UK for fewer than 183 days in the 12 months before you buy, you normally pay a 2% surcharge on top of all other rates. For a standard buyer, a £300,000 home would cost £11,000 in stamp duty instead of £5,000. The calculator shows this extra as a note but does not add it to the total.
For more worked examples across all three regions, read How Much Is Stamp Duty in the UK? Saving up first? Read how much deposit you need to buy a house in the UK. To plan the rest of your purchase, try the Mortgage Calculator or browse all financial tools.