Stamp duty calculator UK 2026
Work out the stamp duty on a home in England & Northern Ireland (SDLT), Scotland (LBTT) or Wales (LTT) in seconds — for first-time buyers, home movers, second homes and non-UK residents.
- Rates checked 21 October 2026
- Checked against GOV.UK worked examples
- Free, no sign-up, nothing stored
Your stamp duty · England & NI (SDLT)
£5,000.00
Standard ratesHow the price splits into bands
Band-by-band breakdown
| Band | Rate | Amount in band | Tax |
|---|---|---|---|
| £0 – £125,000 | 0% | £125,000 | £0.00 |
| £125,000 – £250,000 | 2% | £125,000 | £2,500.00 |
| £250,000 – £300,000 | 5% | £50,000 | £2,500.00 |
| Total stamp duty | £5,000.00 | ||
Same price in each UK nation
| Nation | Tax | Effective rate |
|---|---|---|
| England & NI (SDLT) | £5,000.00 | 1.67% |
| Scotland (LBTT) | £4,600.00 | 1.53% |
| Wales (LTT) | £4,500.00 | 1.5% |
How stamp duty is worked out
- 1. Start with the priceStamp duty is charged on what you pay for the home (the "chargeable consideration").
- 2. Pick your buyer typeFirst-time buyers pay less; second homes pay more; non-UK residents pay 2% extra in England & NI.
- 3. Tax each sliceEach band of the price has its own rate. Add the slices together for the total.
Example from GOV.UK: on a £295,000 home in England you pay 0% 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 total.
Stamp duty rates 2026
Rates for residential purchases, checked against the official sources on 21 October 2026.
England & Northern Ireland — SDLT (from 1 April 2025)
| Portion of the price | Moving home | First-time buyer* | Additional home |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% | 7% |
| £250,001 – £300,000 | 5% | 0% | 10% |
| £300,001 – £500,000 | 5% | 5% | 10% |
| £500,001 – £925,000 | 5% | n/a | 10% |
| £925,001 – £1.5m | 10% | n/a | 15% |
| Above £1.5m | 12% | n/a | 17% |
*First-time buyer relief only applies if the price is £500,000 or less; above that, moving-home rates apply to the whole price. Non-UK residents add 2 percentage points to every band. Sources: GOV.UK residential rates, higher rates, non-UK residents.
Scotland — LBTT
| Portion of the price | Rate |
|---|---|
| Up to £145,000 (£175,000 first-time buyers) | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Above £750,000 | 12% |
Additional homes: plus the 8% Additional Dwelling Supplement on the full price (from 5 Dec 2024). Sources: Revenue Scotland LBTT, ADS. Scotland guide →
Wales — LTT
| Portion of the price | Main | Higher |
|---|---|---|
| Up to £180,000 | 0% | 5% |
| £180,001 – £225,000 | 0% | 8.5% |
| £225,001 – £250,000 | 6% | 8.5% |
| £250,001 – £400,000 | 6% | 10% |
| £400,001 – £750,000 | 7.5% | 12.5% |
| £750,001 – £1.5m | 10% | 15% |
| Above £1.5m | 12% | 17% |
No separate first-time buyer relief. Higher rates from 11 Dec 2024. Source: GOV.WALES LTT rates. Wales guide →
Stamp duty on a typical home in your area
The average price paid for a home in each part of the UK in August 2026, from HM Land Registry's UK House Price Index, and the tax a buyer would pay at that price. The UK average was £273,037.
| Area | Average price | Moving home | First-time buyer | Second home | Calculator |
|---|---|---|---|---|---|
| England | £293,525 | £4,676.25 | £0.00 | £19,352.50 | Open |
| North East | £165,640 | £812.80 | £0.00 | £9,094.80 | Open |
| North West | £220,393 | £1,907.86 | £0.00 | £12,927.51 | Open |
| Yorkshire and The Humber | £209,266 | £1,685.32 | £0.00 | £12,148.62 | Open |
| East Midlands | £241,955 | £2,339.10 | £0.00 | £14,436.85 | Open |
| West Midlands | £250,731 | £2,536.55 | £0.00 | £15,073.10 | Open |
| East of England | £337,848 | £6,892.40 | £1,892.40 | £23,784.80 | Open |
| London | £554,430 | £17,721.50 | £17,721.50 | £45,443.00 | Open |
| South East | £379,953 | £8,997.65 | £3,997.65 | £27,995.30 | Open |
| South West | £304,139 | £5,206.95 | £206.95 | £20,413.90 | Open |
| Wales | £216,363 | £0.00 | £0.00* | £12,090.86 | Open |
| Scotland | £198,397 | £1,067.94 | £467.94 | £16,939.70 | Open |
| Northern Ireland | £202,487 | £1,549.74 | £0.00 | £11,674.09 | Open |
Tax worked out with this site's calculator at the average price, for a main residence (second home: higher rates in England, Northern Ireland and Wales; 8% ADS in Scotland). *Wales has no first-time buyer relief, so main rates apply. An average is not a valuation: your price is what counts. Northern Ireland figures in the UK HPI are published quarterly, so the latest available Northern Ireland figure is shown. Northern Ireland uses SDLT, the same as England.
Source: HM Land Registry, UK House Price Index (average prices), August 2026 data, released 21 October 2026 (CSV, downloaded 21 October 2026). Contains public sector information licensed under the Open Government Licence v3.0.
Stamp duty guides
- First-time buyer stamp duty0% to £300,000 in England, £175,000 in Scotland
- Second home & buy-to-letHigher rates, ADS and Welsh higher rates
- Which housebuilders pay your stamp duty?New-build offers, caps and deadlines
- Non-UK resident surcharge+2% in England & Northern Ireland
- Scotland LBTT & ADSBands and the 8% supplement
- Wales Land Transaction TaxMain and higher residential rates
Stamp duty by house price
Stamp duty FAQs
How is stamp duty calculated?
Stamp duty is charged in slices (bands). Each slice of the price is taxed at its own rate and the slices are added up. GOV.UK's example: a £295,000 home in England costs £4,750 — 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £45,000 (£2,250).
How much stamp duty do first-time buyers pay?
In England and Northern Ireland first-time buyers pay 0% up to £300,000 and 5% on the part from £300,001 to £500,000. A £400,000 first home costs £5,000. If the price is over £500,000 the relief is lost and normal rates apply to the whole price. Scotland raises the nil band to £175,000 for first-time buyers; Wales has no separate first-time buyer relief.
Do I pay more stamp duty on a second home or buy-to-let?
Usually yes. In England and Northern Ireland the higher rates are 5 percentage points above the normal rates, so a £300,000 additional home costs £20,000. Scotland adds an 8% Additional Dwelling Supplement on the full price, and Wales has separate higher rates starting at 5%. If you buy a new main home before selling your old one you may pay the higher rates first and be able to claim a refund later — check GOV.UK for the rules.
What is the non-UK resident surcharge?
If you were not in the UK for at least 183 days in the 12 months before buying, you usually pay an extra 2% on top of the normal residential rates in England and Northern Ireland. On a £300,000 main home that makes £11,000. It does not apply in Scotland or Wales.
When do I have to pay stamp duty?
In England and Northern Ireland the return and payment are due within 14 days of completion. In Scotland (LBTT) and Wales (LTT) the deadline is 30 days. Your solicitor or conveyancer normally files the return and pays it for you from the money you send them.
Is stamp duty the same in Scotland and Wales?
No. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), each with different bands. On a £300,000 home a mover pays £5,000 in England, £4,600 in Scotland and £4,500 in Wales. Use the tabs on the calculator to switch.
What changed on 1 April 2025?
Temporary higher thresholds ended. In England and Northern Ireland the standard nil-rate band went back to £125,000, and first-time buyer relief went back to 0% up to £300,000 (on homes up to £500,000).
Is this calculator tax advice?
No. It gives an estimate for a straightforward residential purchase using published rates. Confirm the figure with your conveyancer or the official HMRC, Revenue Scotland or Welsh Revenue Authority calculators before you exchange contracts.
How we check these figures
Every rate on this site comes from the official tax authorities, and we re-check them regularly and date every check. Last checked: 21 October 2026. The calculator is tested automatically against official worked examples, such as GOV.UK's £295,000 home (£4,750), first-time buyer at £500,000 (£10,000) and additional home at £300,000 (£20,000).
- GOV.UK — Stamp Duty Land Tax: residential property rates
- HMRC — official SDLT calculator
- Revenue Scotland — LBTT residential rates
- Welsh Government — LTT rates and bands
Run by Alts Directories, a small UK publisher of free tools. Not affiliated with HMRC, Revenue Scotland or the Welsh Revenue Authority. Spotted an error? Tell us.