UK Stamp Duty Calculator
Rates updated 2025/26 · Sourced from HMRC, Revenue Scotland & Welsh Revenue Authority

UK Stamp Duty Calculator

Calculate property tax for all four UK nations — SDLT (England & Northern Ireland), LBTT (Scotland), or LTT (Wales) — with a full band-by-band breakdown.

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UK Stamp Duty Calculator — How SDLT Works in 2025/26

Stamp Duty Land Tax (SDLT) is a tax you pay when buying a residential property in England and Northern Ireland above a certain price threshold. This UK stamp duty calculator uses the latest rates effective from 1 April 2025, when the temporary thresholds introduced during the pandemic officially ended. Whether you're a first-time buyer, purchasing a second home, or moving to your next property, our stamp duty calculator gives you an instant, accurate breakdown of your tax liability.

Current SDLT Rates (from 1 April 2025)

SDLT is a progressive tax — you only pay each rate on the portion of the price within that band, not on the entire purchase price. This is similar to how income tax works in the UK.

Property Price Band Standard Rate First-Time Buyer Additional
Up to £125,0000%0%5%
£125,001 – £250,0002%0%7%
£250,001 – £300,0005%0%10%
£300,001 – £500,0005%5%10%
£500,001 – £925,0005%5%*10%
£925,001 – £1,500,00010%10%15%
Over £1,500,00012%12%17%

*First-time buyer relief only applies to properties costing £500,000 or less. Above that threshold, standard rates apply.

First-Time Buyer Stamp Duty Calculator

If you're buying your first home, our first-time buyer stamp duty calculator shows you exactly how much relief you're entitled to. First-time buyers pay no SDLT on the first £300,000 of the purchase price and 5% only on the portion between £300,001 and £500,000. For example, a first-time buyer purchasing at £450,000 pays just £7,500 in stamp duty — compared to £12,500 for a standard buyer on the same property. If the property costs more than £500,000, first-time buyer relief disappears entirely and standard rates apply to the full amount. Neither you nor anyone you're buying with can have owned a property before (anywhere in the world) to qualify for this relief.

Second Home Stamp Duty Calculator

Buying a second home, holiday let, or buy-to-let investment property? The second home stamp duty calculator on this page applies the additional property surcharge automatically. Since October 2024, the surcharge is 5 percentage points on top of every standard SDLT band for any additional residential property costing £40,000 or more. On a £300,000 second home, that's £20,000 in stamp duty — £15,000 more than a standard buyer would pay. If you're replacing your main residence and selling your previous home within the permitted time (typically 36 months), you can apply to HMRC for a refund of the surcharge. Use the "Additional Property" option in the stamp duty calculator above to see the exact figures for your second home purchase.

What Changed on 1 April 2025?

The temporary SDLT thresholds that applied from September 2022 have now ended. The nil-rate band dropped from £250,000 back to £125,000 for standard buyers, and from £425,000 back to £300,000 for first-time buyers. The FTB purchase price cap also fell from £625,000 to £500,000. This means most buyers now pay significantly more stamp duty than they would have before April 2025. Our UK stamp duty calculator reflects these current rates so you can budget accurately.

How to Use This Stamp Duty Calculator

Enter the full purchase price of the property — this is the agreed sale price, not your mortgage amount. Select your buyer type: Standard for most home movers, First-Time Buyer if neither you nor your partner has ever owned a property, or Additional Property if you'll own more than one residential property after the purchase. The calculator instantly shows your total SDLT liability, effective tax rate, and a full band-by-band breakdown so you can see exactly how the figure is calculated.

Toggle Compare All Rates to see stamp duty for all three buyer categories side by side. This is particularly useful if you're unsure whether you qualify for first-time buyer relief, or want to see how much the additional property surcharge adds to a second home purchase.

Stamp Duty Calculator Examples

A standard buyer purchasing a property for £300,000 pays £5,000 in stamp duty — nothing on the first £125,000, £2,500 on the next £125,000 (at 2%), and £2,500 on the remaining £50,000 (at 5%). A first-time buyer on the same property pays £0 because the entire price falls within the £300,000 nil-rate threshold.

For a £500,000 property, a standard buyer pays £15,000 while a first-time buyer pays £10,000 — saving £5,000 through FTB relief. An additional property buyer pays £30,000 on the same house due to the 5% surcharge on every band. These examples show why choosing the correct buyer type in the stamp duty calculator matters.

Stamp Duty Calculator for Scotland — LBTT Rates 2025/26

Scotland replaced stamp duty with Land and Buildings Transaction Tax (LBTT) in 2015, administered by Revenue Scotland. Like SDLT, LBTT is a progressive tax — each band's rate applies only to the portion of the price within that band. Select Scotland in our calculator above to get an instant LBTT breakdown.

Property Price Band Standard Rate First-Time Buyer
Up to £145,0000%0%
£145,001 – £175,0002%0%
£175,001 – £250,0002%2%
£250,001 – £325,0005%5%
£325,001 – £750,00010%10%
Over £750,00012%12%

First-time buyers in Scotland pay no LBTT on the first £175,000 (compared to £145,000 for standard buyers). The Additional Dwelling Supplement (ADS) for second homes and buy-to-let properties is 8% of the entire purchase price — a flat charge on top of the standard LBTT bands, not a per-band surcharge like England's system.

Stamp Duty Calculator for Wales — LTT Rates 2025/26

Wales introduced Land Transaction Tax (LTT) in 2018, administered by the Welsh Revenue Authority. LTT is also a progressive tax but uses different thresholds from SDLT and LBTT. Notably, Wales does not offer first-time buyer relief — all buyers pay the same standard LTT rates. Select Wales in the calculator above for an instant LTT breakdown.

Property Price Band Standard Rate Higher Rate
Up to £180,0000%5%
£180,001 – £225,0000%8.5%
£225,001 – £250,0006%8.5%
£250,001 – £400,0006%10%
£400,001 – £750,0007.5%12.5%
£750,001 – £1,500,00010%15%
Over £1,500,00012%17%

Wales LTT higher rates apply to additional residential properties (second homes, buy-to-let). Unlike England's per-band surcharge, Wales uses a completely separate set of band thresholds for higher-rate transactions. The standard nil-rate band is £225,000 — higher than England's £125,000.

Commercial Stamp Duty Calculator

Looking for a commercial stamp duty calculator? Non-residential and mixed-use property purchases in England and Northern Ireland are subject to different SDLT rates than residential properties. Commercial stamp duty rates start at 0% up to £150,000, then 2% from £150,001 to £250,000, and 5% above £250,000. These rates apply to commercial properties such as shops, offices, warehouses, agricultural land, and mixed-use buildings that combine residential and commercial space. This calculator is designed for residential property transactions only. For commercial stamp duty calculations, we recommend using HMRC's official calculator or consulting a tax adviser who specialises in commercial property transactions.

Can You Add Stamp Duty to Your Mortgage?

Technically, you can ask your mortgage lender to add SDLT to your mortgage loan, which means borrowing a larger amount to cover the tax. However, this increases your total borrowing, your monthly payments, and the total interest you pay over the mortgage term. Most financial advisors recommend paying stamp duty from your savings as part of your upfront purchase costs. Your solicitor will need the SDLT funds before completion day, so use this stamp duty calculator early in your property search to factor it into your budget from the start.

Frequently Asked Questions

How is stamp duty calculated?
SDLT is a progressive tax, similar to income tax. You don't pay a flat rate on the whole price — instead, each portion of the price is taxed at a different rate. For example, on a £300,000 property, you pay 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £50,000.
Do first-time buyers pay stamp duty?
First-time buyers pay no SDLT on properties up to £300,000. If the property costs between £300,001 and £500,000, they pay 5% only on the portion above £300,000. If the price exceeds £500,000, the relief disappears and standard rates apply to the full amount.
What is the additional property surcharge?
If you're buying a second home, holiday home, or buy-to-let property worth £40,000 or more, you must pay an extra 5 percentage points on top of every SDLT band. You may be able to reclaim this surcharge if you sell your previous main residence within a set period.
Does stamp duty apply in Scotland or Wales?
SDLT applies only in England and Northern Ireland. Scotland has its own tax called Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT). Each system has different rate bands, thresholds, and rules for first-time buyers and additional properties. This calculator covers all three — select your nation at the top to see the correct rates.
When do I pay stamp duty?
SDLT must be paid within 14 days of the completion date (the day you legally become the owner). Your solicitor or conveyancer will normally handle the payment and submit the SDLT return to HMRC on your behalf.
Can I add stamp duty to my mortgage?
Some lenders allow you to add SDLT to your mortgage, but this increases your total borrowing and monthly repayments. You'll also pay interest on the stamp duty over the full mortgage term, making it more expensive overall. Most advisors recommend paying it from savings as part of your upfront purchase costs.
Is stamp duty different for leasehold properties?
The SDLT rates on the purchase price are the same whether you buy a freehold or leasehold property. However, if the leasehold includes a ground rent above certain thresholds, there may be additional SDLT charged on the net present value of the rent. This calculator covers the purchase price element only.
How much stamp duty will I pay on a £300,000 house?
A standard buyer pays £5,000 in stamp duty on a £300,000 property (0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £50,000). A first-time buyer pays £0 because the full price is within the £300,000 nil-rate threshold. An additional property buyer pays £20,000 due to the 5% surcharge.
How much is stamp duty?
Stamp duty depends on the property price, your buyer type, and whether you already own another property. For a standard buyer, there is no SDLT on the first £125,000, then 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million, and 12% above that. First-time buyers and additional property buyers have different rate structures. Use the stamp duty calculator at the top of this page to get an instant figure for your specific purchase price.
What is the stamp duty on a house?
Stamp Duty Land Tax (SDLT) is a government tax charged when you buy a residential property in England or Northern Ireland. The amount varies by price band — for example, a standard buyer purchasing a £250,000 house pays £2,500 in stamp duty, while a first-time buyer pays nothing. The tax is paid to HMRC through your solicitor on the day of completion. Use our calculator above to see exactly what you'd pay on any property price.
What would the stamp duty be on a house?
The stamp duty on a house depends on three factors: the purchase price, whether you're a first-time buyer, and whether you already own another property. For quick examples: a £200,000 house costs £1,500 in stamp duty for a standard buyer, a £350,000 house costs £7,500, and a £500,000 house costs £15,000. First-time buyers pay less, and additional property buyers pay more due to the 5% surcharge. Enter your price into the calculator above for a precise band-by-band breakdown.
Which stamp duty calculator should I use?
Use a stamp duty calculator that is up to date with the latest rates, shows a band-by-band breakdown rather than just a total, and covers all buyer types including first-time buyers and additional property purchasers. This calculator does all of that — it covers SDLT (England & Northern Ireland), LBTT (Scotland), and LTT (Wales) with the current 2025/26 rates, runs entirely in your browser with no personal data collected, and lets you compare all buyer types side by side.
What is a stamp duty calculator?
A stamp duty calculator is an online tool that estimates how much Stamp Duty Land Tax (SDLT) you'll need to pay when buying a property. You enter the purchase price and your buyer type, and the calculator applies the current HMRC tax bands to show your total liability, effective rate, and a breakdown of how the tax is split across each band. It saves you from doing the maths manually and helps you budget for one of the biggest upfront costs of buying a home.
What is the formula for calculating stamp duty?
Stamp duty is calculated by applying a different tax rate to each portion of the purchase price that falls within a particular band. The formula is: for each band, multiply the amount within that band by its rate, then add all the results together. For example, on a £400,000 property for a standard buyer: (£125,000 × 0%) + (£125,000 × 2%) + (£150,000 × 5%) = £0 + £2,500 + £7,500 = £10,000. This is called a progressive or marginal rate system — you never pay the higher rate on the whole price, only on the portion above each threshold.
What are the stamp duty rates for 2025/26?
From 1 April 2025, the standard residential SDLT rates are: 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1,500,000, and 12% above £1,500,000. First-time buyers pay 0% up to £300,000 and 5% from £300,001 to £500,000 (relief is lost above £500,000). Additional property buyers pay a 5 percentage point surcharge on top of every band. These rates replaced the temporary higher thresholds that had been in place since September 2022.
Do I pay stamp duty if I sell my house and buy another?
Yes — you pay stamp duty on the property you're buying, regardless of whether you're selling another one. However, if you're replacing your main residence (selling one and buying another), you pay the standard SDLT rates, not the higher additional property rates. If the timing means you briefly own two properties (for example, you complete on the new home before the old one sells), you may initially pay the additional surcharge but can apply for a refund from HMRC once the previous home is sold, typically within 36 months of the new purchase.
Who is exempt from paying stamp duty?
You're exempt from stamp duty if the property price falls below the nil-rate threshold — £125,000 for standard buyers or £300,000 for first-time buyers. Beyond that, certain transfers are also exempt: property transferred as part of a divorce or civil partnership dissolution, properties left to you in a will, and transfers where no money changes hands (with some conditions). Crown bodies, charities, and registered social landlords may also qualify for relief. The rules around exemptions can be complex, so it's worth checking with a solicitor or HMRC directly if you think an exemption applies to your situation.
Can I buy a house in my child's name to avoid stamp duty?
Buying a property in your child's name does not avoid stamp duty. SDLT is charged on the purchase price of the property regardless of whose name is on the title. If you already own a property and buy one in your child's name while remaining on the title, the additional property surcharge would still apply. Even if only the child's name is on the deed, if you are providing the funds, HMRC may still consider it a linked transaction. If your child is a genuine first-time buyer purchasing with their own mortgage, they would qualify for first-time buyer relief in their own right — but that's not the same as using their name to dodge the tax. Always seek professional legal advice before structuring a purchase this way.
Can I gift my house to my son and still live in it?
You can transfer property to your son, but continuing to live in it creates what HMRC calls a "gift with reservation of benefit." While no stamp duty is payable on a genuine gift where no money changes hands, this arrangement has significant inheritance tax (IHT) implications — the property would still be treated as part of your estate when you die. If your son already owns a property, receiving another one could also make him liable for the additional property surcharge if he buys again in the future. There may also be capital gains tax considerations. This is a complex area and you should consult a solicitor and tax adviser before making any decisions.

Disclaimer: This calculator provides estimates based on current rates published by HMRC (SDLT), Revenue Scotland (LBTT), and the Welsh Revenue Authority (LTT) for the 2025/26 tax year. Results are for informational purposes only and do not constitute financial, tax, or legal advice. Your actual liability may differ depending on factors specific to your transaction. Always seek professional advice from a qualified solicitor or tax adviser before making financial decisions. See our Terms of Use for full details.