A few quick details help the calculator work out the Stamp Duty that could apply to your purchase. Importantly, Stamp Duty isn’t the same for everyone. The amount you pay depends on factors such as where the property is located and whether you’re a first-time buyer, moving home, or buying an additional property. Entering these details helps the calculator apply the right rules to your situation.
Choose your location
Each nation has its own version of Stamp Duty:
England & Northern Ireland: Stamp Duty Land Tax (SDLT).
Scotland: Land and Buildings Transaction Tax (LBTT).
Wales: Land Transaction Tax (LTT).
Selecting your location ensures the calculator uses the correct tax bands.
Select your buying option
Your Stamp Duty bill depends on your situation as a buyer:
First‑time buyer: If you’ve never owned a property before.
Home mover: If you’re selling your current home and buying another.
Additional property: If you’re buying a second home, buy‑to‑let or holiday property, your rate of Stamp Duty will usually be higher.
Property price
Enter the purchase price of the property you’re planning to buy. If you don’t know the exact figure yet, you can use the listing price or the top of your budget to get a rough idea of the Stamp Duty you might pay.
If you’re making an offer on a property, you can also use the calculator to see how different prices affect your bill. Playing around with the numbers can help you understand whether a slightly lower offer could keep you under a particular tax threshold, potentially reducing the amount of Stamp Duty due.
Your result shows your estimated Stamp Duty tax based on the details you entered. You will see two figures:
This is the total tax due on your property purchase.
Shows the percentage of the property price you’re paying in Stamp Duty overall. It’s a simple way to see how much tax you’re paying relative to the value of the home.
If the figures seem higher or lower than expected, remember that Stamp Duty varies depending on your location, buyer type and the tax bands your property price falls into.
Your circumstances also affect how much you pay. First‑time buyers may pay less, while people buying an additional property usually pay a higher rate. The thresholds and rates differ between England/N. Ireland, Wales and Scotland.
Stamp Duty is a tax you pay when buying a property or land above a certain price. The amount you pay depends on the property’s price and is calculated using a tiered system. Different portions of the price fall into different tax bands, and only the amount within each band is taxed at that rate.
Who you are as a buyer also affects the bill. First-time buyers benefit from lower rates (with the exception of home buyers in Wales), while people purchasing an additional property, such as a second home or buy-to-let, usually pay more. Understanding how the system works can help you plan the true cost of your purchase.
Stamp Duty rules vary across the UK, so the calculator asks for the property’s location to give you an accurate estimate.
Below are the current Stamp Duty rates for each UK nation. These are the standard residential rates; surcharges for additional properties are shown separately.
England & Northern Ireland – Stamp Duty Land Tax (SDLT)
Property purchase price | Rate for main home | Rate for additional properties |
|---|---|---|
£0 to £125,000 (£300,000 for first-time buyers) | 0% | 5% |
£125,001 – £250,000 | 2% | 7% |
£250,001 – £925,000 | 5% | 10% |
£925,001 – £1,500,000 | 10% | 15% |
£1,500,001 + | 12% | 17% |
Scotland – Land and Buildings Transaction Tax (LBTT)
Property purchase price | Rate for main home | Rate for additional properties |
|---|---|---|
£0 to £145,000 (£175,000 for first-time buyers) | 0% | 8% |
£145,001 – £250,000 | 2% | 10% |
£250,001 – £325,000 | 5% | 13% |
£325,001 – £750,000 | 10% | 18% |
£750,001 + | 12% | 20% |
Wales – Land Transaction Tax (LTT)
Property purchase price | Rate for main home | Rate for additional properties |
|---|---|---|
£0 to £225,000 | 0% | 5% (on £0 to £180,000) |
£225,001 – £400,000 | 6% | 10% |
£400,001 – £750,000 | 7.5% | 12.5% |
£750,001 – £1,500,000 | 10% | 15% |
£1,500,001 + | 12% | 17% |
Second homes and buy‑to‑let properties come with higher Stamp Duty rates. The surcharge applies even if your main home is abroad, or if you’re keeping your current property while buying another.
If you buy your new home before selling your old one, you’ll usually be charged the higher rate of Stamp Duty. However, you can claim a refund for the extra tax you have to pay. Just remember, you’ll need to sell your old home within three years and claim within 12 months of the sale.
Good news, if you’re buying your first home then different rules apply to you, though the rules vary between regions.
England and Northern Ireland
Here’s how the relief applies to first-time buyers in England and Northern Ireland:
For homes worth up to £300,000: You won’t pay any Stamp Duty.
For homes worth £300,000–£500,000: You’ll pay 5% but ONLY on the portion above £300,000.
For homes worth over £500,000: First‑time buyer relief doesn’t apply and standard rates are used.
Scotland
If you’re a first‑time buyer in Scotland, you won’t pay LBTT on the first £175,000 of your home. After that, you’ll pay a rate of 2% on a purchase price of £175,001 - £250,000, with rates of 5%, 10% and 12% on three further bands.
Wales
If you’re a first-time buyer in Wales, you won’t benefit from any first‑time buyer relief, so you’ll pay the same rates as any other buyer.
Remember, if you’re buying with someone else, you’ll only get first‑time buyer relief if both of you meet the first‑time buyer criteria.
You can read more about Stamp Duty relief for first-time buyers on the gov.uk website.
A few situations mean you won’t pay Stamp Duty at all. For example:
Inheriting a property: If you receive a home through a will, Stamp Duty doesn’t apply, even if there’s a mortgage attached. Other taxes, like inheritance tax, may still be relevant.
Divorce or separation: Transferring a property to your ex‑partner as part of a divorce, civil partnership dissolution or legal separation is exempt from Stamp Duty.
Gifting a property: If a property is given as a genuine gift with no money exchanged and no mortgage taken on, there’s no Stamp Duty to pay.
Some transfers of ownership: Stamp Duty may apply if money changes hands or someone takes on part of a mortgage. If nothing of value is exchanged and no mortgage is transferred, it’s usually exempt.
Charities: Certain purchases by charities are exempt from SDLT.
Exemptions are limited, but if you think one might apply, it’s worth checking the rules for your part of the UK. You can read more about Stamp Duty land tax exemptions on Money Helper.
Stamp Duty can be a significant upfront cost, especially when you’re already saving for a deposit. If the cost feels out of reach, you could:
Adjust your property budget.
Compare mortgage deals to see what’s possible.
Factor Stamp Duty into your overall savings plan.
Add the Stamp Duty to your mortgage.
Some lenders let you add Stamp Duty to your mortgage, but this means borrowing more overall. Because mortgages run for many years, you’ll pay interest on that extra borrowing, which can make the Stamp Duty cost significantly higher in the long run.
Adding Stamp Duty to your loan can also push up your loan‑to‑value (LTV), which may limit the mortgage deals you qualify for. It’s worth speaking to a broker before deciding. It’s always worth checking your numbers early so there are no surprises later.
Page updated on 26th March 2026, Reviewed by Richard Groom