UK Stamp Duty Calculator

Calculate stamp duty on your property purchase for 2026/27. Covers SDLT (England & NI), LBTT (Scotland), and LTT (Wales) with support for first-time buyers, home movers, and additional property purchases.

01 —INPUTS

Calculate Your SDLT

Tax Year

Region

Property Price (£)

Buyer Type

Non-UK resident purchaser(+2% NRSDLT, England & NI only)

02 —RESULTS

SDLT Due

£5,000.00

Effective rate: 1.67%

Property Price

£300,000

SDLT · England & Northern Ireland

Total Cost

£305,000

Price + stamp duty

03 —BREAKDOWN

SDLT Band Breakdown

Band	Rate	Taxable Amount	Tax
£0 – £125,000	0.00%	£125,000	£0.00
£125,001 – £250,000	2.00%	£125,000	£2,500.00
£250,001 – £925,000	5.00%	£50,000	£2,500.00
Base SDLT			£5,000.00
Total SDLT			£5,000.00

£0 – £125,000£0.00

£125,000 @ 0.00%

£125,001 – £250,000£2,500.00

£125,000 @ 2.00%

£250,001 – £925,000£2,500.00

£50,000 @ 5.00%

Total SDLT£5,000.00

Edit inputs ↑

Stamp duty rates and bands for 2026/27

All three UK property taxes are banded: you pay each rate only on the slice of the price that falls inside that band, never a single rate on the whole purchase. The tables below are the rates the calculator above uses.

England & Northern Ireland — SDLT

Main residential rates, 2026/27
Portion of the price	Standard rate	First-time buyer
£0 – £125,000	0%	0%
£125,001 – £250,000	2%	0%
£250,001 – £925,000	5%	0%
£925,001 – £1,500,000	10%	10%
Over £1,500,000	12%	12%

First-time buyer relief applies only up to £500,000. Above that the standard rates apply to the whole price, so a purchase a pound over the cap costs materially more.

Buying an additional property adds 5% of the whole purchase price on top of the rates above, and a non-UK resident pays a further 2% on top of that.

Scotland — LBTT

Main residential rates, 2026/27
Portion of the price	Standard rate	First-time buyer
£0 – £145,000	0%	0%
£145,001 – £250,000	2%	0%
£250,001 – £325,000	5%	5%
£325,001 – £750,000	10%	10%
Over £750,000	12%	12%

First-time buyer relief has no price cap in Scotland — the nil-rate band is simply raised to £175,000.

Buying an additional property adds 8% of the whole purchase price on top of the rates above.

Wales — LTT

Main residential rates, 2026/27
Portion of the price	Standard rate
£0 – £225,000	0%
£225,001 – £400,000	6%
£400,001 – £750,000	7.5%
£750,001 – £1,500,000	10%
Over £1,500,000	12%

Wales has no first-time buyer relief — the main rates apply to every buyer.

Higher rates — additional property, 2026/27
Portion of the price	Rate
£0 – £180,000	5%
£180,001 – £250,000	8.5%
£250,001 – £400,000	10%
£400,001 – £750,000	12.5%
£750,001 – £1,500,000	15%
Over £1,500,000	17%

Wales does not add a supplement to the main rates. An additional property is charged entirely on the higher-rate table above, which starts at 5% from the first pound and uses its own thresholds.

What £400,000 costs in each nation

Where you are buying	Tax	Only home	Additional property
England & Northern Ireland	SDLT	£10,000	£30,000
Scotland	LBTT	£13,350	£45,350
Wales	LTT	£10,500	£29,950

Same house, three very different bills — which is why the region selector matters more than any other input on this page. Enter your own price above for the exact figure, including first-time buyer relief and the non-resident surcharge.

Rates shown are for residential freehold purchases in 2026/27. Non-residential and mixed-use purchases, leasehold premiums and linked transactions follow different schedules — check the official guidance linked below before relying on a figure.

Frequently asked questions

What is Stamp Duty Land Tax (SDLT)?

Stamp Duty Land Tax (SDLT) is a tax paid when you buy property or land over a certain price in England and Northern Ireland. Scotland has its own Land and Buildings Transaction Tax (LBTT), and Wales has the Land Transaction Tax (LTT). The tax is calculated on a banded system — you only pay the rate for each portion of the price that falls within each band.

Do first-time buyers get a stamp duty discount?

In England & NI, first-time buyers pay no SDLT on the first £300,000 of a property priced up to £500,000, and 5% on the portion from £300,001–£500,000. If the price exceeds £500,000, standard rates apply. In Scotland, first-time buyers get an increased nil-rate band of £175,000 (vs £145,000) with no price cap. Wales currently offers no first-time buyer relief on LTT.

What is the additional property surcharge?

If you are buying an additional residential property (e.g., buy-to-let or second home), you pay a surcharge on top of the standard rates. In England & NI, the surcharge is 5% of the full purchase price. In Scotland, the Additional Dwelling Supplement (ADS) is 8%. Wales does not use a flat surcharge at all: since 11 December 2024 additional properties are charged under their own LTT band table, starting at 5% from the first pound and running 8.5%, 10%, 12.5%, 15% and 17% through the higher bands.

Who pays Stamp Duty and when is it due?

The purchaser is responsible for the tax and return, although a solicitor or conveyancer usually submits and pays it on the buyer's behalf. For SDLT in England and Northern Ireland, the return and payment are normally due within 14 days of the effective transaction date, usually completion. Scotland and Wales use their own LBTT and LTT filing systems.

Can I add Stamp Duty to my mortgage?

Do not assume the mortgage will cover it. SDLT must still be paid by the filing deadline, while the amount a lender advances depends on the mortgage offer, loan-to-value limit and affordability assessment. Budget for the tax as a completion cost and confirm the funding position with your lender and conveyancer before exchange.

Sources

Related Calculators

Mortgage Calculator

UK mortgage repayments with stamp duty, deposit, and total interest over the term.

First-Time Buyer Stamp Duty Calculator

FTB SDLT/LBTT/LTT — England £0–£300k relief with £500k cliff, Scotland £175k uncapped, Wales no relief.

Buy-to-Let & Second Home Stamp Duty Calculator

Additional-property surcharge: 5% England (Oct 2024), 8% Scotland ADS (Dec 2024), 5% Wales.