Buying a home in the UK usually triggers a property tax: Stamp Duty Land Tax (SDLT) in England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) in Scotland and Land Transaction Tax (LTT) in Wales. All are charged in slices, like income tax, so you only pay each rate on the part of the price within that band. On a £300,000 home as a home mover, the bill is £5,000 in England, £4,600 in Scotland and £4,500 in Wales.
England and Northern Ireland: SDLT
These are the standard residential rates from 1 April 2025:
| Part of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
First-time buyers pay 0% up to £300,000 and 5% on the part from £300,001 to £500,000. There is no first-time buyer relief if the price is over £500,000, and standard rates then apply to the whole purchase. Additional dwellings (such as a second home or buy-to-let) pay a 5% surcharge on the whole price, from £40,000. Non-UK residents pay a further 2%.
Scotland: LBTT
| Part of the price | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Above £750,000 | 12% |
First-time buyers have a higher nil-rate band, up to £175,000. The Additional Dwelling Supplement is 8% and applies from £40,000.
Wales: LTT
| Part of the price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
Higher residential rates apply to additional homes, and there is no first-time buyer relief in Wales. The calculator shows the higher rates for your price.
Worked example: a £300,000 home
Using the Stamp duty with a UK resident:
| Buyer | Location | Tax |
|---|---|---|
| Home mover | England | £5,000 |
| Home mover | Scotland | £4,600 |
| Home mover | Wales | £4,500 |
| First-time buyer | England | £0 |
| Additional property | England | £20,000 |
The English home mover sum is: 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £50,000 (£2,500), totalling £5,000. For the additional property, the same £5,000 is joined by a 5% surcharge on £300,000, which is £15,000, giving £20,000.
The first-time buyer cliff edge is worth knowing about. In England a first-time buyer on £500,000 pays £10,000 (5% of the £200,000 above £300,000). At £600,000 relief is lost and the bill is £20,000, the standard rate for a £600,000 purchase. The figures come from our calculator.
When you pay and who pays
The buyer pays the tax, and it is normally filed and paid by the buyer’s conveyancer within a set period after completion. Your solicitor or conveyancer will confirm the amount, and you should budget for it alongside deposit, legal fees and removal costs. Affordability is covered in How much mortgage can you afford?, and monthly payments in How mortgage repayments are calculated.
Reliefs and rules can be complex, for example for mixed-use property, replacing a main residence or buying with other people. Check GOV.UK, Revenue Scotland or the Welsh Revenue Authority for your situation.
Note: This is general information, not tax or legal advice. Rates change and reliefs have conditions. Confirm the figure with your conveyancer.
Tips for checking your figure
Before exchange, ask your conveyancer to confirm which rates apply and whether any relief or surcharge applies to you. Typical points to check are: whether you will own another property when you complete, whether the purchase is shared with someone who does, and whether the price is close to a band edge. It can also help to compare with the same price in another nation using the calculator, to see how much the systems differ.
Try the calculator
Enter the price, location and buyer type in the Stamp duty to see an estimate for England, Northern Ireland, Scotland or Wales. It gives estimates, not a final bill.
Frequently asked questions
Do I pay stamp duty on the whole price?
No. Each rate applies only to the part of the price within its band. The exception is the additional-dwelling surcharge in England, which applies to the whole price.
Is stamp duty the same in Scotland and Wales?
No. Scotland charges LBTT and Wales charges LTT, each with its own bands, rates and reliefs.
Can first-time buyers claim relief in Wales?
No, there is no first-time buyer relief in Wales. In Scotland first-time buyers get a higher nil-rate band, and in England relief applies up to a £500,000 price.
Can I add stamp duty to my mortgage?
That depends on the lender, so ask them. Most buyers pay it from savings at completion.