Stamp duty calculator
England, Scotland and Wales each run their own property purchase tax, with different names, different bands and different rules for first-time buyers. Pick where you're buying to get the right figure, plus an idea of the other costs that come with it.
Your purchase
Your result
Tax due
£0.00
Other costs of buying
How this is worked out
All three nations use marginal bands, similar in spirit to income tax. Each slice of the price is taxed at its own band's rate, so moving into a higher band doesn't increase the tax on everything below it, only on the amount within that band.
England and Northern Ireland
£0 – £125,000 0%
£125,001 – £250,000 2%
£250,001 – £925,000 5%
£925,001 – £1,500,000 10%
above £1,500,000 12%
First-time buyer: 0% up to £300,000, 5% up to £500,000.
Relief does not apply at all above £500,000.
Additional property: +5 percentage points on every band.
Non-UK resident: +2 percentage points on every band, stacks with the above.
Scotland
£0 – £145,000 0%
£145,001 – £250,000 2%
£250,001 – £325,000 5%
£325,001 – £750,000 10%
above £750,000 12%
First-time buyer: nil-rate band extended to £175,000,
worth up to £600 in relief.
Additional Dwelling Supplement: a flat 8% of the whole
price, added on top of the standard charge.
Wales
Main residence Higher rate (second homes, buy-to-let)
£0–£225,000 0% £0–£180,000 5%
£225,001–£400,000 6% £180,001–£250,000 8.5%
£400,001–£750,000 7.5% £250,001–£400,000 10%
£750,001–£1,500,000 10% £400,001–£750,000 12.5%
above £1,500,000 12% £750,001–£1,500,000 15%
above £1,500,000 17%
Wales offers no first-time buyer relief. The higher rate
is a separate schedule, not the main rate plus a surcharge.
What this assumes
- A standard freehold residential purchase. Leasehold, mixed-use, commercial and multiple-dwelling purchases follow different rules not covered here.
- The buyer type options are mutually exclusive: a first-time buyer purchasing an additional property would not receive first-time buyer relief, so choose whichever applies.
- The non-UK-resident surcharge applies only in England and Northern Ireland. Scotland and Wales do not currently charge an equivalent.
- Survey and conveyancing figures are market ranges, not fixed prices, and vary by property, location and provider.
Where this stops being reliable
Rates change at each nation's Budget, sometimes with little notice, and reliefs have detailed qualifying conditions this page cannot fully capture, particularly around what counts as a first-time buyer or an additional property. Always confirm the exact figure with your solicitor or conveyancer before exchange, since this is the one cost of buying that genuinely cannot be paid late.
Figures used, with sources. Verified against official government sources on 7 August 2026.
| Figure | Source |
|---|---|
| SDLT rates and first-time buyer relief (England and NI) | gov.uk/stamp-duty-land-tax |
| Non-UK-resident SDLT surcharge | gov.uk non-resident rates |
| LBTT rates and Additional Dwelling Supplement (Scotland) | revenue.scot |
| LTT rates and higher residential rates (Wales) | gov.wales/land-transaction-tax |
| Land Registry registration fees | gov.uk Land Registry fees |