mortgage calculator
Stamp duty calculator
Work out the tax on your property purchase in seconds — for England, Scotland and Wales, whether you’re a first-time buyer, moving home or buying an additional property.
work it out
Your purchase
Estimated tax to pay
£—
Stamp Duty Land Tax (SDLT)
Rates as at 4 June 2026. An estimate based on current published rates and bands — your conveyancer confirms the exact figure.
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in plain english
What is stamp duty?
A purchase tax most buyers pay — but how much depends on the price, where you’re buying and what kind of buyer you are.
A tax on buying property
When you buy a home or land over a certain price, the government charges a one-off purchase tax. In England it’s Stamp Duty Land Tax (SDLT); Scotland and Wales have their own equivalents.
Charged in slices, not all at once
You only pay each rate on the part of the price that falls inside that band — just like income tax. So a small increase in price never triggers a big jump on the whole lot.
It depends on who you are
First-time buyers often get relief, home movers pay standard rates, and second homes or buy-to-lets carry a surcharge. The calculator handles all three.
across the uk
Three nations, three sets of rules.
Stamp duty is devolved, so the tax — and the rates — change depending on where the property is. The calculator switches automatically.
Stamp Duty Land Tax (SDLT)
First-time-buyer relief up to £500,000, standard rates for movers, and a 5% surcharge on additional properties.
Land & Buildings Transaction Tax (LBTT)
First-time-buyer relief raises the nil-rate band, with an 8% Additional Dwelling Supplement on second homes and buy-to-lets.
Land Transaction Tax (LTT)
No first-time-buyer relief, but a higher nil-rate threshold than England — with higher residential rates on additional properties.
the numbers
Current stamp duty rates and bands.
These are the same bands the calculator uses. Each rate applies only to the slice of the price that falls inside that band.
England & Northern Ireland
Stamp Duty Land Tax (SDLT)
Standard rates (home movers)
| Band | Rate |
|---|---|
| £0–£125,000 | 0% |
| £125,000–£250,000 | 2% |
| £250,000–£925,000 | 5% |
| £925,000–£1,500,000 | 10% |
| over £1,500,000 | 12% |
First-time buyers (purchases up to £500,000)
| Band | Rate |
|---|---|
| £0–£300,000 | 0% |
| £300,000–£500,000 | 5% |
Above £500,000, first-time-buyer relief no longer applies — the standard rates are charged on the whole purchase.
Additional property (surcharge included in the rates shown)
| Band | Rate |
|---|---|
| £0–£125,000 | 5% |
| £125,000–£250,000 | 7% |
| £250,000–£925,000 | 10% |
| £925,000–£1,500,000 | 15% |
| over £1,500,000 | 17% |
Scotland
Land & Buildings Transaction Tax (LBTT)
Standard rates (home movers)
| Band | Rate |
|---|---|
| £0–£145,000 | 0% |
| £145,000–£250,000 | 2% |
| £250,000–£325,000 | 5% |
| £325,000–£750,000 | 10% |
| over £750,000 | 12% |
First-time buyers
| Band | Rate |
|---|---|
| £0–£175,000 | 0% |
| £175,000–£250,000 | 2% |
| £250,000–£325,000 | 5% |
| £325,000–£750,000 | 10% |
| over £750,000 | 12% |
Additional property
| Band | Rate |
|---|---|
| £0–£145,000 | 0% |
| £145,000–£250,000 | 2% |
| £250,000–£325,000 | 5% |
| £325,000–£750,000 | 10% |
| over £750,000 | 12% |
The standard rates above apply, plus an Additional Dwelling Supplement of 8% of the full purchase price.
Wales
Land Transaction Tax (LTT)
Standard rates (all main-home buyers)
| Band | Rate |
|---|---|
| £0–£225,000 | 0% |
| £225,000–£400,000 | 6% |
| £400,000–£750,000 | 7.5% |
| £750,000–£1,500,000 | 10% |
| over £1,500,000 | 12% |
Wales has no first-time-buyer relief — first-time buyers pay the standard rates.
Additional property (higher residential rates)
| Band | Rate |
|---|---|
| £0–£180,000 | 5% |
| £180,000–£250,000 | 8.5% |
| £250,000–£400,000 | 10% |
| £400,000–£750,000 | 12.5% |
| £750,000–£1,500,000 | 15% |
| over £1,500,000 | 17% |
Rates and bands as at 4 June 2026, checked against the official tables: HMRC (SDLT), Revenue Scotland (LBTT), Welsh Revenue Authority (LTT). Tax rules change at fiscal events — we keep the calculator current, but always confirm the final figure with your conveyancer.
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common questions
Stamp duty, answered.
How accurate is this stamp duty calculator?
It uses the current published rates and bands for England (SDLT), Scotland (LBTT) and Wales (LTT), last checked on 4 June 2026, and applies them the same way HMRC and Revenue Scotland do — progressively, band by band. It’s a reliable estimate, but your conveyancer or solicitor confirms the exact figure payable at completion, as your specific circumstances can affect it.
Do first-time buyers pay stamp duty?
It depends where you’re buying and the price. In England, first-time buyers pay nothing up to £300,000 and a reduced rate up to £500,000 (above £500,000, standard rates apply). Scotland has its own first-time-buyer relief. Wales doesn’t offer first-time-buyer relief, but its starting threshold is higher than England’s. Pick your region and buyer type above and the calculator applies the right rules. Read our first-time buyer guide
How much stamp duty will I pay on a £300,000 house?
For a home mover in England, stamp duty on £300,000 is £5,000 — nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £50,000 (£2,500). A first-time buyer in England would pay nothing at £300,000, thanks to first-time-buyer relief. Scotland and Wales use different bands — use the calculator above for those.
How much stamp duty on a £450,000 house?
For a home mover in England, stamp duty on £450,000 comes to £12,500 — nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £200,000 (£10,000). A first-time buyer in England pays £7,500 at that price: nothing up to £300,000, then 5% on the £150,000 above it.
What is the stamp duty surcharge on a second home?
If you’re buying an additional property — a second home or a buy-to-let — on top of one you already own, a surcharge usually applies on top of the standard rates. In England it’s an extra 5%; Scotland charges an 8% Additional Dwelling Supplement on the whole price; Wales applies higher residential rates. Choose “Additional property” above to see it included.
When do I actually pay the stamp duty?
You don’t pay it up front when you make an offer. It’s due shortly after completion — your conveyancer or solicitor normally handles the return and the payment on your behalf as part of the legal work, so you simply need the money available alongside your deposit and fees.
Can stamp duty be added to my mortgage?
Stamp duty is paid from your own funds at completion, not lent as part of the mortgage itself. That said, how you structure your deposit and costs can affect what you have left over for it. It’s exactly the kind of thing a quick chat with an adviser can help you plan around — book a no-obligation call and we’ll talk it through.
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