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UK stamp duty calculator (2026)

Enter the price of the home and where it is to see the Stamp Duty Land Tax (England and Northern Ireland), Land and Buildings Transaction Tax (Scotland) or Land Transaction Tax (Wales) you will pay — band by band, with first-time buyer relief, the extra for a second home or buy-to-let and the 2% surcharge for buyers from abroad. Rates checked on 16 October 2026.

1The home

The price you agreed to pay. For a new lease, enter the price paid (the premium), not the rent.

Each part of the UK has its own tax: SDLT in England and Northern Ireland, LBTT in Scotland and LTT in Wales.

2You, the buyer

First-time buyer: you have never owned a home anywhere in the world. Additional property: after buying you will own more than one home (a second home, a buy-to-let, or a new home bought before selling the old one).

For this tax you are non-resident if you spent fewer than 183 days in the UK in the 12 months before buying. It adds 2% in England and Northern Ireland.

Your results

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Type your measurements in the empty boxes. Still needed:

  • Price of the home (£)
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How do I work out my stamp duty?

  1. 1Enter the price of the home and choose where it is: England or Northern Ireland, Scotland or Wales.
  2. 2Choose whether you are moving home, a first-time buyer or buying an additional property.
  3. 3In England or Northern Ireland, say whether you are a UK resident.
  4. 4Read the tax to pay, the effective rate and the band-by-band table.

Stamp duty rates and bands for 2026

  1. 01England and NI (SDLT, from 1 April 2025): 0% to £125,000 · 2% to £250,000 · 5% to £925,000 · 10% to £1.5 million · 12% above
  2. 02First-time buyers (England and NI): 0% to £300,000 · 5% to £500,000 · no relief if the price is over £500,000
  3. 03Additional property (England and NI): 5% on top of every band · non-UK residents: 2% on top of every band
  4. 04Scotland (LBTT): 0% to £145,000 (£175,000 for first-time buyers) · 2% to £250,000 · 5% to £325,000 · 10% to £750,000 · 12% above · ADS 8% of the whole price
  5. 05Wales (LTT): 0% to £225,000 · 6% to £400,000 · 7.5% to £750,000 · 10% to £1.5 million · 12% above
  6. 06Wales, higher rates: 5% to £180,000 · 8.5% to £250,000 · 10% to £400,000 · 12.5% to £750,000 · 15% to £1.5 million · 17% above
  7. 07Tax = sum of (part of the price in each band × that band's rate) + any supplement · effective rate = tax ÷ price × 100

Stamp duty works like income tax: the price is cut into bands and each band's rate applies only to the part of the price inside it. On a £295,000 home in England you pay nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £45,000.

The extra for an additional property is added to every band in England, Northern Ireland and Wales, so it applies from the first pound; in Scotland the ADS is 8% of the whole price. None of these extras apply below £40,000.

We checked every rate on 16 October 2026 on GOV.UK (SDLT), Revenue Scotland (LBTT) and the Welsh Government (LTT) — the links are below. Rates can change in a budget, so check them again before you exchange contracts.

Stamp duty example: a £295,000 home

On a £295,000 home in England, a home mover pays £4,750 in Stamp Duty Land Tax: nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £45,000.

That is 1.61% of the price, so the home costs £299,750 with the tax.

Good to know

  • First-time buyer in England or NI? A price of £500,000 or less keeps your relief — £1 more and you lose all of it.
  • Buying before you sell? You pay the higher rates at first, but you can claim the extra back if you sell your old main home within 3 years (36 months in Scotland).
  • Stamp duty is due at completion, so budget for it on top of your deposit, legal fees and survey.
  • Moving to the UK? If you then spend 183 days here within a year of buying, you can claim back the 2% non-resident surcharge.

Stamp duty — common questions

How much stamp duty will I pay on a £300,000 house?

As a home mover in England or Northern Ireland: £5,000 (2% of £125,000 plus 5% of £50,000). A first-time buyer pays nothing. In Scotland the LBTT is £4,600 and in Wales the LTT is £4,500.

What are the stamp duty rates in 2026?

In England and Northern Ireland (since 1 April 2025): 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. Scotland and Wales have their own bands, listed above.

Do first-time buyers pay stamp duty?

In England and NI, not on the first £300,000; 5% is due from £300,001 to £500,000, and above £500,000 there is no relief at all. In Scotland the zero band rises to £175,000 (saving up to £600). Wales has no first-time buyer relief, but no tax is due on the first £225,000.

How much stamp duty is there on a second home or buy-to-let?

England and NI add 5% to every band, so a £300,000 second home costs £20,000. Scotland adds an 8% Additional Dwelling Supplement on the whole price (£28,600 in total at £300,000). Wales uses higher rates from 5% to 17% (£15,950 at £260,000). None of this applies under £40,000.

When do I pay stamp duty?

In England and NI the return and the tax are due within 14 days of completion; in Scotland and Wales within 30 days. Your solicitor or conveyancer usually sends the return and pays the tax from your funds.

Do non-UK residents pay more stamp duty?

Yes, in England and Northern Ireland: 2% on top of every band if you spent fewer than 183 days in the UK in the 12 months before buying. Scotland and Wales have no such surcharge.

Sources

Formulas last reviewed: September 30, 2026 ·How we check our formulas

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