Stamp duty on a UK home: SDLT, Scottish LBTT or Welsh LTT, first-time buyer or second home
Estimates only, not financial advice. What you type stays on your device. Checked against sources on 17 Oct 2026.In England and Northern Ireland, Stamp Duty Land Tax is 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. First-time buyers pay nothing up to £300,000, while a second home adds 5% to every band. A £295,000 home costs £4,750.
2026-27 · Rates and rules read from the sources listed on this page (the earliest on 17 Oct 2026); they may have changed since.
Type the price you are paying for the home.
Choose England and Northern Ireland, Scotland or Wales.
Say whether you are a first-time buyer, moving home or buying an additional property.
Turn on the non-UK resident switch if it applies (England and Northern Ireland only).
Read the tax, the band-by-band working and the difference from the main rates.
This calculator works out the tax on buying a home in any part of the UK: Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland, and Land Transaction Tax in Wales. The rates are the ones published by HMRC on GOV.UK, by Revenue Scotland and by the Welsh Revenue Authority.
How the bands work. Each rate applies only to the part of the price inside its band. On a £295,000 home in England you pay nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £45,000 (£2,250): £4,750 in all.
First-time buyers. In England and Northern Ireland the relief gives 0% up to £300,000 and 5% up to £500,000; above that price it is lost. Scotland raises the nil band to £175,000. Wales has no relief.
Additional property. If you will own more than one home worth £40,000 or more, SDLT adds 5% to every band, Scotland adds an 8% Additional Dwelling Supplement on the whole price, and Wales uses higher rates from 5% to 17%. Replacing your main home on the same day avoids them.
Non-UK residents. A 2% surcharge applies on top in England and Northern Ireland.
| Price | England and NI | Scotland | Wales |
|---|---|---|---|
| £250,000 | £2,500 | £2,100 | £1,500 |
| £400,000 | £10,000 | £13,350 | £10,500 |
Not included. Leases, shared ownership, companies and trusts, six or more homes and linked or mixed-use purchases. For the tax on selling, see the UK Capital Gains Tax Calculator.
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Stamp Duty Land Tax is nothing on the first £125,000, 2% on the next £125,000, 5% from £250,001 to £925,000, 10% to £1.5 million and 12% above. Each rate applies only to the slice of the price in its band, so a £295,000 home costs £4,750 and a £500,000 home costs £15,000.
Yes, but less. In England and Northern Ireland first-time buyers pay nothing up to £300,000 and 5% on the portion from £300,001 to £500,000. Above £500,000 the relief is lost and the normal rates apply. Every buyer in the purchase must be a first-time buyer for the relief to count.
Buying a home worth £40,000 or more when you will own another one adds 5% to every SDLT band in England and Northern Ireland, so a £300,000 second home costs £20,000. Scotland charges an 8% Additional Dwelling Supplement on the whole price, and Wales has its own higher LTT rates starting at 5%.
Land and Buildings Transaction Tax replaces stamp duty in Scotland. Homes pay nothing up to £145,000, then 2% to £250,000, 5% to £325,000, 10% to £750,000 and 12% above. First-time buyers get a £175,000 nil band, saving up to £600. A £235,000 purchase costs £1,800.
No. Land Transaction Tax in Wales has no first-time buyer relief, but the main nil band is £225,000, higher than in England. Above it the rates are 6% to £400,000, 7.5% to £750,000, 10% to £1.5 million and 12% above, so a £280,000 home costs £3,300.
In England and Northern Ireland a buyer who spent fewer than 183 days in the UK in the 12 months before the purchase pays a 2% surcharge on top of every rate, including first-time buyer and higher rates. A refund is possible after 183 days in the UK within the following period.
Rates and rules change; check the source before you rely on a figure.
Still stuck? Ask about UK Stamp Duty Calculator 2026 (SDLT, LBTT, LTT) and anybody who knows can answer. No account needed.
Same job, other tools: Capital Gains Tax on Property UK – CGT on selling a second home or buy-to-let in the UK, at 18% and 24% · Scotland Income Tax Calculator – Scottish income tax for 2026-27 across all six bands, with National Insurance · Salary and Dividends Tax Calculator UK – Income tax on a director salary plus dividends for 2026-27, band by band · CGT Calculator UK 2026-27 – Capital Gains Tax for UK taxpayers: allowance, losses and the 18% and 24% rates · Dividend Tax Calculator UK 2026 – How much tax you pay on dividends in the UK after the £500 allowance · SSP Daily Rate Calculator – SSP per day for 1 to 7 qualifying days a week, rounded up to the penny like HMRC.
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