Stamp duty calculator 2026
Stamp duty in England and Northern Ireland, LBTT in Scotland and LTT in Wales, for first-time buyers, movers and second homes, with every band shown and the total cash you need on completion day.
Scotland and Wales have their own taxes instead of stamp duty.
The agreed price. Drag the slider to see how the tax moves with it.
Fewer than 183 days in the UK in the 12 months before buying. England and Northern Ireland only.
Total cash needed: deposit, fees and moving
10 for a 90% mortgage. 100 if you're buying outright.
Quotes vary; get two or three.
A Level 2 survey is often £400 to £1,000.
0 if your deal has no fee.
Many brokers charge nothing.
Lifetime ISA
Your stamp duty
£0.00
Scenarios side by side
Band by band
| Band | Rate | Taxed | Tax |
|---|
The same price elsewhere in the UK
| Where | Tax | Against yours |
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Nearby prices
| Price | Tax | Against yours |
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Total cash needed
| What | Amount |
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Rates checked against GOV.UK, Revenue Scotland and the Welsh Government on 7 October 2026. Sources
How the tax works
All three UK land taxes are charged in slices, like income tax: each rate applies only to the part of the price that falls in its band, so going over a threshold doesn't put the whole price on the higher rate. The exceptions are cliff edges: English first-time buyer relief stops completely above £500,000, and the extra property rates start at £40,000. Scotland's Additional Dwelling Supplement is a flat 8% of the whole price.
| Part of the price | Main home | First-time buyer | Extra property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 to £250,000 | 2% | 0% | 7% |
| £250,001 to £300,000 | 5% | 0% | 10% |
| £300,001 to £500,000 | 5% | 5% | 10% |
| £500,001 to £925,000 | 5% | No relief: main rates on all of it | 10% |
| £925,001 to £1.5 million | 10% | – | 15% |
| Over £1.5 million | 12% | – | 17% |
Non-UK residents pay 2% on top of every rate in England and Northern Ireland. These rates have applied since 1 April 2025; the extra property surcharge has been 5% since 31 October 2024.
| Part of the price | Rate |
|---|---|
| Up to £145,000 (£175,000 for first-time buyers) | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Over £750,000 | 12% |
| Additional Dwelling Supplement (from 5 December 2024) | 8% of the whole price, from £40,000 |
| Part of the price | Main rates | Higher rates |
|---|---|---|
| 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% |
Welsh main rates have applied since 10 October 2022 and the higher rates since 11 December 2024. Wales has no first-time buyer relief.
The calculator covers a freehold home, or an existing lease, bought by individuals. It leaves out companies and trusts, shared ownership, mixed-use and non-residential property, linked purchases, and the tax that can be due on the rent of a new lease, so check those with your conveyancer.
Rates checked against GOV.UK, Revenue Scotland and the Welsh Government on 7 October 2026. Land taxes don't follow the tax year; they change when a government announces it, and this page is re-checked then.
- Stamp Duty Land Tax: residential property rates (GOV.UK)
- SDLT: buying an additional residential property (GOV.UK)
- Rates of SDLT for non-UK residents (GOV.UK)
- LBTT: residential property (Revenue Scotland)
- Additional Dwelling Supplement (Revenue Scotland)
- Land Transaction Tax rates and bands (Welsh Government)
- Lifetime ISA: buying your first home (GOV.UK)
How much stamp duty does a first-time buyer pay in England?
Nothing on the first £300,000 and 5% on the part from £300,001 to £500,000, so £5,000 on a £400,000 home. The relief stops at £500,000: above that, a first-time buyer pays the normal rates on the whole price, so a £500,001 home costs £15,000.05 in stamp duty against £10,000 at £500,000. Every buyer must be a first-time buyer and the home must be your main residence.
What are the stamp duty rates in England from April 2025?
For a home you'll live in: 0% up to £125,000, 2% from £125,001 to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. Each rate applies only to the part of the price in that band. Northern Ireland uses the same rates.
How much is stamp duty on a second home or buy-to-let?
In England and Northern Ireland, 5 percentage points more on every band (5%, 7%, 10%, 15%, 17%) for purchases of £40,000 or more. In Scotland the Additional Dwelling Supplement is 8% of the whole price, on top of LBTT. In Wales the higher rates run from 5% to 17%. If you're replacing your main home and sell the old one within three years, you can usually claim the extra back.
How does Scotland's LBTT work?
Land and Buildings Transaction Tax replaces stamp duty in Scotland: 0% to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000 and 12% above. First-time buyers pay 0% up to £175,000, worth up to £600, with no price cap. You pay it to Revenue Scotland within 30 days of completion.
How does Land Transaction Tax work in Wales?
Wales uses Land Transaction Tax: 0% to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% above. There's no first-time buyer relief, but the 0% band is wider than England's. It's paid to the Welsh Revenue Authority within 30 days.
Do non-UK residents pay more stamp duty?
In England and Northern Ireland, yes: 2% on top of every rate, including first-time buyer and additional property rates, for purchases of £40,000 or more. You're non-resident for this if you spent fewer than 183 days in the UK in the 12 months before buying, and you may be able to claim it back if you then spend 183 days here. Scotland and Wales have no such surcharge.
When do I pay stamp duty, and who pays it?
The buyer pays. Your solicitor or conveyancer usually files the return and pays it for you on completion. The deadline is 14 days after completion in England and Northern Ireland, and 30 days in Scotland and Wales.
Can I use a Lifetime ISA to buy a home over £450,000?
Not without a penalty. The Lifetime ISA can go towards a first home costing £450,000 or less, bought with a mortgage, from an account open at least 12 months. Over the cap, taking the money out costs 25%, which takes back the bonus and some of your own money. HM Treasury consulted in 2026 on a new First Time Buyer ISA to replace it; nothing is confirmed yet.
What other costs are there when buying a house?
Besides the deposit and stamp duty: conveyancing, searches and the Land Registry fee, a survey, any mortgage arrangement or broker fee, and removals. The calculator adds them up into the total cash you need on completion day.
Plan the whole purchase
The SortedDesk First Time Buyer Spreadsheet Kit takes it from here: a deposit tracker, every buying cost, the purchase tax for whichever nation you're buying in, the Lifetime ISA rules, what you can afford once you've moved in and a mortgage overpayment comparison. Excel, Numbers and Google Sheets, plus printables.
An estimate to help you plan, not financial or tax advice. It doesn't file or send anything to HMRC, and it can't know everything about your situation. Check your own position on GOV.UK or with an accountant.
England and Northern Ireland share Stamp Duty Land Tax. Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, each with its own rates: choose where the property is.