Stamp Duty Calculator

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What is Stamp Duty?

Stamp Duty is the informal name for the property transaction taxes charged when you buy a home or land in the UK. The exact tax and its rates depend on where the property is located:

• England and Northern Ireland: Stamp Duty Land Tax (SDLT), administered by HMRC
• Scotland: Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland
• Wales: Land Transaction Tax (LTT), administered by the Welsh Revenue Authority

All three taxes use a tiered, marginal band structure similar to income tax. You only pay the higher rate on the portion of the price that falls within each band.

Stamp Duty Land Tax (SDLT) Rates in England and Northern Ireland

SDLT rates in England and Northern Ireland changed on 1 April 2025 when the temporary higher thresholds introduced in September 2022 ended. Standard SDLT is charged at 0% up to £125,000, rising through bands to 12% on the portion above £1.5 million.

First-time buyers purchasing a property for £500,000 or less benefit from SDLT relief. They pay 0% up to £300,000 and 5% on the portion from £300,001 to £500,000. Above £500,000 the standard rates apply with no relief.

An Additional Dwelling Supplement of 5% is added across all SDLT bands when purchasing a second home or buy-to-let property, effective from 31 October 2024.

Land and Buildings Transaction Tax (LBTT) Rates in Scotland

LBTT applies to residential property purchases in Scotland. No tax is due on properties up to £145,000. First-time buyers benefit from an increased nil rate band of £175,000, saving up to £600. The Additional Dwelling Supplement (ADS) in Scotland is charged as a flat 8% of the full purchase price, not just the portion above a threshold. This is different from how the SDLT additional dwelling supplement works in England, where the surcharge is applied to each marginal band.

Land Transaction Tax (LTT) Rates in Wales

LTT applies to residential property purchases in Wales. The main rates start at 0% up to £225,000, rising to 12% above £1.5 million. Unlike England and Scotland, Wales does not offer a first-time buyer relief for LTT. Separate higher residential rates apply to additional dwellings such as second homes and buy-to-let properties, with the current rates effective from 11 December 2024.

How is Stamp Duty calculated?

Property transaction tax is calculated on a marginal basis. For example, if you buy a property in England for £400,000 as a standard buyer, SDLT is 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £150,000, giving a total bill of £7,500. The band breakdown table above shows exactly how your purchase price splits across each band.

When do you pay Stamp Duty?

SDLT must be paid and a return filed with HMRC within 14 days of completing your purchase. Your solicitor or conveyancer will typically handle this on your behalf. LBTT and LTT have similar deadlines in Scotland and Wales respectively.

Notes

• Stamp Duty Land Tax (SDLT) rates apply to residential property purchases in England and Northern Ireland from 1 April 2025.
• This calculator covers residential property only. Different rates apply to non-residential and mixed-use properties.

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