Stamp Duty Calculator
Work out exactly how much stamp duty you’ll pay in England, Scotland or Wales — for first-time buyers, movers, second homes and buy-to-let.
How the stamp duty calculator works
Enter your property price in pounds
Choose your nation and buyer type
Get your exact bill instantly, with a full band-by-band breakdown
Stamp duty rates 2026/27 — England & Northern Ireland
Standard residential rates (the home you live in):
| Portion of property price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-time buyer relief
Pay 0% up to £300,000 and 5% on the portion from £300,001 to £500,000. No relief at all above £500,000 — standard rates apply to the whole price. All joint buyers must be first-time buyers.
Second homes & buy-to-let
An extra 5% surcharge applies on top of each band (5%, 7%, 10%, 15%, 17%) since 31 October 2024. Non-UK residents pay a further 2% surcharge on top.
Scotland & Wales have their own taxes
Scotland — Land and Buildings Transaction Tax (LBTT)
| Portion of property price | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
First-time buyers get the nil-rate band raised to £175,000 (max relief £600). Second homes pay an 8% Additional Dwelling Supplement on the full price.
Wales — Land Transaction Tax (LTT)
| Portion of property price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Wales has no first-time buyer relief — the £225,000 nil-rate band applies to everyone. Higher rates apply to additional dwellings.
Key thresholds to know
Nil-rate band, England & NI (since April 2025)
First-time buyer relief band and cut-off
Second-home surcharge (since Oct 2024)
Deadline to file and pay after completion
Stamp duty questions, answered
How much stamp duty will I pay on £300,000?
As someone moving home in England, £5,000. As a first-time buyer, £0. As a second-home buyer, £20,000. Use the calculator above for your exact situation.
Do first-time buyers pay stamp duty in 2026?
Not on the first £300,000. You pay 5% on the portion between £300,001 and £500,000, and no relief is available above £500,000.
What changed in April 2025?
The nil-rate band dropped from £250,000 back to £125,000, and first-time buyer relief shrank from £425,000 to £300,000 (with the £625,000 cap cut to £500,000). Many buyers now pay thousands more than a year ago.
Is stamp duty different in Scotland and Wales?
Yes. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), each with their own bands and rates. Our calculator covers all three nations.
When do I have to pay stamp duty?
You must file a return and pay within 14 days of completion. Your conveyancer or solicitor usually handles this for you.
How accurate is this calculator?
Figures are based on the rates published by gov.uk, Revenue Scotland and gov.wales, verified in October 2026. It covers standard cases; unusual situations (shared ownership, mixed-use property) should be confirmed with your conveyancer.
Stamp duty guides
Dive deeper — exact figures and rules for your situation:
By property price
Stamp duty on £150,000 · £200,000 · £250,000 · £300,000 · £350,000 · £400,000 · £500,000 · £750,000
By buyer type
First-time buyer stamp duty · Second home stamp duty · Buy-to-let stamp duty · Non-UK resident stamp duty
Nations & reference
Scotland LBTT · Wales LTT · All stamp duty rates 2026/27 · Stamp duty FAQs