Stamp Duty Calculator
Calculate stamp duty land tax (SDLT), land and buildings transaction tax (LBTT), or land transaction tax (LTT) based on your property price, country, and buyer type.
How Stamp Duty Calculator works
England & Northern Ireland — SDLT
From April 2025, standard SDLT thresholds revert to pre-pandemic levels: 0% up to £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; 12% above £1.5m. First-time buyers pay 0% up to £300,000 and 5% on the portion between £300,000 and £500,000.
Additional property surcharge
A 5% surcharge applies to additional residential properties (buy-to-let, second homes) in England and Northern Ireland, added to each SDLT band. The surcharge increased from 3% to 5% in October 2024.
Scotland — LBTT
Scotland uses Land and Buildings Transaction Tax (LBTT). Residential bands: 0% up to £145,000; 2% on £145,001–£250,000; 5% on £250,001–£325,000; 10% on £325,001–£750,000; 12% above £750,000. First-time buyers get relief up to £175,000. The Additional Dwelling Supplement (ADS) is 8%.
Wales — LTT
Wales uses Land Transaction Tax (LTT). Residential bands: 0% up to £225,000; 6% on £225,001–£400,000; 7.5% on £400,001–£750,000; 10% on £750,001–£1.5m; 12% above £1.5m. Higher rates add 4% for additional properties. Wales has no first-time buyer relief.
Frequently asked questions
When do you not pay stamp duty?
No SDLT is due on properties up to £125,000 (standard) or up to £300,000 for first-time buyers in England. In Scotland, no LBTT up to £145,000 (£175,000 for first-time buyers). In Wales, no LTT up to £225,000.
Do first-time buyers pay stamp duty?
First-time buyers in England pay 0% SDLT up to £300,000 and 5% on the portion from £300,001–£500,000. Above £500,000, standard rates apply (no relief). Scotland has LBTT first-time buyer relief up to £175,000; Wales has no FTB relief.
What is the additional property stamp duty surcharge?
In England and NI, an additional 5% SDLT applies to properties purchased as second homes or buy-to-let investments. This surcharge is applied to every band. In Scotland, the ADS is 8%. In Wales, higher LTT rates add 4%.
When do you pay stamp duty?
SDLT must be paid within 14 days of completion. Your conveyancing solicitor typically handles the payment on your behalf.
Can stamp duty be added to a mortgage?
Most lenders will not allow you to add stamp duty to your mortgage. It must be paid from available funds on completion. Some buyers plan their deposit to account for stamp duty costs.
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