Stamp Duty Calculator
Work out the tax on your purchase in England, Northern Ireland, Scotland or Wales, with first-time buyer relief, second-home surcharges and a clear band-by-band breakdown.
I'm Charles Calvert, a mortgage broker in Fareham. Choose where you're buying, enter the price and tell me how you're buying: the total and the band-by-band breakdown update as you type. It's a guide, so your solicitor or conveyancer will confirm the final figure.
Thank you for using my calculator, I hope it was useful. If you have any questions or would like some advice on your own situation, just drop me a message or give me a call on 023 9355 2850. I’m always happy to help.
Charles CalvertMortgage broker, Easy Mortgages
Hampshire PO14 4SF
this calculator
Rates checked 10 November 2026 against GOV.UK (HMRC), Revenue Scotland and the Welsh Revenue Authority. Tax is rounded down to the nearest pound. Rates can change at any Budget.
Your purchase
Tell us where you're buying and how. Results update as you type.
How it's worked out
Tax is charged on the portion of the price that falls within each band.
| Band | Rate | Taxable | Tax |
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How stamp duty works
Stamp duty is charged in slices, a bit like income tax. Each rate only applies to the part of the price that falls inside its band, not to the whole price. That's why the breakdown above shows a separate line for each band.
England and Northern Ireland: Stamp Duty Land Tax (SDLT)
If you're moving home and buying for £350,000, you pay nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £100,000 (£5,000). That's £7,500 in total. First-time buyers pay nothing on the first £300,000 and 5% on the part between £300,000 and £500,000, so the same purchase would cost £2,500. Above £500,000 first-time buyer relief doesn't apply at all. If you'll own more than one home after buying, 5% is added to every band, and non-UK residents pay a further 2%.
Scotland: Land and Buildings Transaction Tax (LBTT)
Scotland uses its own bands, run by Revenue Scotland. First-time buyers get a higher nil-rate band. If you're buying an additional home, the Additional Dwelling Supplement (ADS) of 8% is charged on the whole price, not band by band.
Wales: Land Transaction Tax (LTT)
Wales has its own bands, run by the Welsh Revenue Authority. There's no separate first-time buyer relief, but the nil-rate band is higher for everyone. Additional properties have their own set of higher rates.
Who pays it, and when?
Your solicitor or conveyancer normally files the return and pays the tax for you on completion, using money you send them. In England and Northern Ireland the return is due within 14 days of completion. In Scotland and Wales it's 30 days. Stamp duty is part of your moving costs, so it's worth knowing the figure before you work out your deposit.
Frequently asked questions
Do first-time buyers pay stamp duty?
In England and Northern Ireland, first-time buyers pay no stamp duty on the first £300,000 and 5% on the part between £300,000 and £500,000. If the price is over £500,000, the relief doesn't apply and normal rates are charged. In Scotland, first-time buyer relief raises the nil-rate band of LBTT to £175,000. Wales has no first-time buyer relief, but no LTT is due on the first £225,000 for anyone buying a main home.
When do I have to pay stamp duty?
In England and Northern Ireland the SDLT return and payment are due within 14 days of completion. In Scotland (LBTT) and Wales (LTT) it's 30 days. Your solicitor or conveyancer usually handles this for you on completion.
I'm buying before I've sold. Do I pay the higher rates?
If you'll own more than one home at the end of the day you complete, you'll usually pay the higher rates at first. In England and Northern Ireland you can normally claim the extra back if you sell your previous main home within three years. Scotland and Wales have similar rules with their own time limits, so check the details with your solicitor.
Can I add stamp duty to my mortgage?
Stamp duty is normally paid from your own money on completion, through your solicitor. Some buyers borrow a little more and put down a smaller deposit to keep cash back for costs, but that means a higher loan to value, which can affect the rates you're offered. It's worth talking through before you decide.
How accurate is this stamp duty calculator?
It uses the residential rates published by HMRC, Revenue Scotland and the Welsh Revenue Authority, last checked on 10 November 2026, and rounds down to the nearest pound as they do. It's a guide only and covers individuals buying a residential freehold or an existing lease. Your solicitor or conveyancer will confirm the exact amount.
Rates checked 10 November 2026
- England & Northern Ireland (SDLT): rates 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: 0% to £300,000, 5% to £500,000, no relief above £500,000. Additional property +5% and non-UK resident +2% on every band (purchases of £40,000 or more). Sources: GOV.UK residential property rates, GOV.UK higher rates, GOV.UK non-UK resident rates, cross-checked against HMRC's SDLT calculator. Budget 2026 (28 Oct 2026) made no change to residential rates.
- Scotland (LBTT): 0% to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000, 12% above. First-time buyer relief raises the nil band to £175,000. Additional Dwelling Supplement 8% of the full price from 5 Dec 2024 (£40,000 or more). Sources: Revenue Scotland residential rates, Revenue Scotland ADS, Scottish Budget 2026–27 (rates maintained).
- Wales (LTT): main rates from 10 Oct 2022: 0% to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5m, 12% above. Higher rates (additional properties) from 11 Dec 2024: 5% to £180,000, 8.5% to £250,000, 10% to £400,000, 12.5% to £750,000, 15% to £1.5m, 17% above (purchases of £40,000 or more). No first-time buyer relief. Source: Welsh Revenue Authority rates and bands.
Tax is rounded down to the nearest pound, as each tax authority does. Rates can change at any Budget; check the official calculator before relying on a figure.
This calculator is a guide only and is not advice. Figures are illustrations based on the information you enter and the rules shown above. They are not a mortgage offer, a lending decision or tax advice. Your solicitor or conveyancer will confirm the exact tax due and file the return. Speak to Easy Mortgages for advice on your own circumstances.
Easy Mortgages Limited (FCA number 972959) is an appointed representative of Mortgage Intelligence Ltd which is authorised and regulated by the Financial Conduct Authority under number 305330 in respect of mortgage, insurance and consumer credit mediation activities only. You can check these details on the FCA Register at register.fca.org.uk. The Financial Conduct Authority does not regulate tax advice. Registered address: 10 Merryfield, Fareham, Hampshire, PO14 4SF. Registered in England & Wales under number 13862954.