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Stamp Duty Calculator UK: SDLT, LBTT and LTT

Work out UK stamp duty band by band for England, NI, Scotland and Wales: first-time buyer relief, second homes and the 2% non-resident surcharge.

Estimate of the tax on a single residential purchase: SDLT in England and Northern Ireland, LBTT in Scotland and LTT in Wales, at rates in force on 24 September 2026. Excludes companies, new leases, shared ownership and special reliefs.

Where is the property?Purchase price (£)Buyer typeResidence for this tax (affects England and NI only)

First-time buyer: you and everyone buying with you have never owned a home anywhere in the world. Additional property: you will own more than one home at the end of the purchase day and have not sold your previous main home.

YOUR RESULT

A clearer next step.
A better-informed decision.

Complete the form to see your breakdown.

Rates and bands checked against the official sources on 24 September 2026.

This stamp duty calculator estimates the tax on buying a UK home. The tax depends on the nation: Stamp Duty Land Tax (SDLT) in England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) in Scotland, and Land Transaction Tax (LTT) in Wales. On a £295,000 home, a buyer who is not a first-time buyer pays £4,750 in England, £4,350 in Scotland and £4,200 in Wales.

How the calculator works

All three taxes are charged in slices: each rate applies only to the part of the price inside its band, and the slices are summed. Scotland’s Additional Dwelling Supplement is the exception: a percentage of the whole price. We checked the calculator against the official worked examples: £295,000 in England gives £4,750, £235,000 in Scotland gives £1,800 and £280,000 in Wales gives £3,300.

England and Northern Ireland: SDLT

Portion of the price	Main rate	Additional property
Up to £125,000	0%	5%
£125,001 to £250,000	2%	7%
£250,001 to £925,000	5%	10%
£925,001 to £1.5 million	10%	15%
Above £1.5 million	12%	17%

First-time buyer relief: 0% up to £300,000 and 5% from £300,001 to £500,000. Above £500,000 you lose the relief completely.
Additional property: higher rates apply if you will own more than one home worth £40,000 or more anywhere in the world and have not sold your previous main home. Sell the old one within 3 years and you can usually claim a refund.
Non-UK resident surcharge: since 1 April 2021, an extra 2% on every band, including the 0% band and the first-time buyer and higher rates. You are non-resident if you spent fewer than 183 days in the UK in the 12 months before buying. Visa type does not matter; for married buyers, one resident spouse makes both resident.

File and pay within 14 days of completion.

Scotland: LBTT and ADS

Since 1 April 2021 the bands are 0% up to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000 and 12% above. First-time buyer relief raises the 0% band to £175,000, saving up to £600. The Additional Dwelling Supplement, since 5 December 2024, adds 8% of the full price if you already own a home anywhere and are not replacing your main one. There is no non-resident surcharge.

Wales: LTT

Main rates since 10 October 2022: 0% up to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% above. Higher rates since 11 December 2024: 5% up to £180,000, 8.5% to £250,000, 10% to £400,000, 12.5% to £750,000, 15% to £1.5 million and 17% above. There is no first-time buyer relief or non-resident surcharge. File and pay within 30 days of the day after completion.

Worked examples: a £295,000 home

Situation	Calculation	Tax
England, moving home	0% on £125,000 + 2% on £125,000 (£2,500) + 5% on £45,000 (£2,250)	£4,750
England, first-time buyer	Price is under £300,000	£0
England, additional property	£6,250 + £8,750 + 10% on £45,000 (£4,500)	£19,500
England, moving home, non-resident	2% on £125,000 + 4% on £125,000 + 7% on £45,000	£10,650
Scotland, moving home	2% on £105,000 (£2,100) + 5% on £45,000 (£2,250)	£4,350
Scotland, first-time buyer	2% on £75,000 (£1,500) + 5% on £45,000 (£2,250)	£3,750
Scotland, additional property	£4,350 + ADS 8% of £295,000 (£23,600)	£27,950
Wales, no other property	6% on £70,000	£4,200
Wales, additional property	£9,000 + £5,950 + 10% on £45,000 (£4,500)	£19,450

Then try the mortgage calculator.

What the calculator does not cover

It leaves out tax on new-lease rent, shared ownership, company or trust purchases, linked transactions, 6 or more dwellings, mixed-use property, later refunds, and legal or survey fees. Not tax advice: confirm with the official calculators and your conveyancer.

Frequently asked questions

I own a flat in my home country. Am I a first-time buyer?

No. A home owned anywhere rules out the relief in England, Northern Ireland and Scotland, and may trigger the higher rates.

I arrived four months ago. Will I pay the 2% surcharge?

Probably, in England or Northern Ireland. You can reclaim it after spending 183 days in the UK in any continuous 365 days between a year before and a year after the purchase, by amending the return within 2 years.

Does Islamic home finance mean paying the tax twice?

Not in England or Northern Ireland: an HMRC relief keeps SDLT in line with a conventional mortgage. Elsewhere, ask your conveyancer.

Who actually pays it?

In England and Northern Ireland, usually your conveyancer, on completion day, adding it to their bill.

Sources

Next step

Use the salary calculator, budget, council tax tool and housing checklist, then find estate agents and lawyers in our directory.

Reviewed 24 September 2026.