Enter the price of a home to see the Stamp Duty Land Tax, LBTT or Land Transaction Tax due in England, Northern Ireland, Scotland or Wales, including first-time buyer relief and surcharges.
Results are estimates for planning. Check the figures before you make a financial or health decision.
How the Stamp duty works
Choose where the property is, the price and the type of buyer. Tax is charged in bands, so each slice of the price is taxed at its own rate, and the slices are added together.
- England and Northern Ireland (SDLT, from 1 April 2025): 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, 12% above. First-time buyers pay 0% to £300,000 and 5% to £500,000, with no relief above £500,000. Additional homes add 5% to the whole price, and non-UK residents add 2%.
- Scotland (LBTT): bands from 0% to 12%, a first-time buyer nil-rate band to £175,000 and an 8% Additional Dwelling Supplement.
- Wales (LTT): its own bands, higher rates for additional homes and no first-time buyer relief.
The results show the tax on the price, any surcharges, the effective rate and the price plus tax. Other rules, such as mixed-use property or company purchases, are not covered.
Worked example
Using the default values in the calculator above:
| Input | Value |
|---|---|
| Property price | 350000 |
| Where is the property | England or Northern Ireland (SDLT) |
| Buyer | Home mover |
| UK resident | Yes |
Stamp Duty Land Tax: £7,500
| Tax on the price | £7,500 |
|---|---|
| Surcharges | £0 |
| Effective rate | 2.14% |
| Price plus tax | £357,500 |
Tips and common mistakes
Enter the price you expect to pay, not the asking price, and double-check which buyer type applies. Replacing your main home usually counts as a home mover, but owning another property at completion can trigger the additional-home rate.
Stamp duty is paid on top of your deposit, so include it in your cash needs. Your solicitor will confirm the exact figure before you buy. Read Stamp Duty, LBTT and LTT explained for the details, and use the Mortgage calculator calculator to see monthly costs. General information, not tax advice.
Frequently asked questions
How is stamp duty calculated?
Each slice of the price is taxed at the rate for that band, and the amounts are added up. You do not pay the top rate on the whole price, except for the surcharges on additional homes and non-UK buyers.
Do first-time buyers get relief everywhere?
No. England and Northern Ireland and Scotland have first-time buyer relief, and Wales does not. In England and Northern Ireland there is no relief if the price is over £500,000.
Is the result exact?
It is a close estimate based on the rules built into the tool. Your solicitor should confirm the exact amount before you complete.