Stamp Duty Calculator
In the UK, the tax you pay on a property purchase depends on its location, the purchase price, and your current status as a buyer.
To help you budget effectively and work out exactly how much stamp duty you are likely to pay we have designed this calculator to give you a clear, accurate estimate of the tax you will owe:
What is Property Tax?
Property tax is a lump sum payment made to the government when you buy a property or land over a certain price. Depending on where the property is located, the tax has a different name:
- England and Northern Ireland: Stamp Duty Land Tax (SDLT)
- Scotland: Land and Buildings Transaction Tax (LBTT)
- Wales: Land Transaction Tax (LTT)
How To Calculate Stamp Duty
Stamp Duty Land Tax (SDLT) is a tiered tax. This means you do not pay a single flat rate on the entire purchase price. Instead, you only pay the specific percentage for the portion of the property’s value that falls within each tax band.
Stamp Duty Calculation Formula
To calculate the total manually, you need to work out the tax for each band and add them together.
For a standard home purchase (replacing your main residence) in 2026, the thresholds are:
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0% on the first £125,000
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2% on the portion between £125,001 and £250,000
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5% on the portion between £250,001 and £925,000
Example: Buying a home for £350,000
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Band 1 (£0 – £125,000): £125,000 × 0% = £0
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Band 2 (£125,001 – £250,000): £125,000 × 2% = £2,500
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Band 3 (£250,001 – £350,000): £100,000 × 5% = £5,000
Total SDLT = £0 + £2,500 + £5,000 = £7,500
Stamp Duty Rates: England and Northern Ireland
For properties in England and Northern Ireland, the following SDLT rates apply. Please note that if you are a non-UK resident, a 2% surcharge applies across all bands.
| Price Band | Standard Rate | First-Time Buyer | Additional Property |
| £0 to £125,000 | 0% | 0% | 5% |
| £125,001 to £250,000 | 2% | 0% | 7% |
| £250,001 to £300,000 | 5% | 0% | 10% |
| £300,001 to £500,000 | 5% | 5% | 10% |
| £500,001 to £925,000 | 5% | Standard Rate Applies* | 10% |
| £925,001 to £1,500,000 | 10% | Standard Rate Applies* | 15% |
| Over £1,500,000 | 12% | Standard Rate Applies* | 17% |
Note: There is no specific first-time buyer rate for properties priced above £500,000. For these purchases, standard rates apply to the entire transaction.
Land and Buildings Transaction Tax: Scotland
In Scotland, property tax is paid via the LBTT. The rates are structured as follows:
| Price Band | Standard Rate | First-Time Buyer | Additional Property |
| £0 to £145,000 | 0% | 0% | 8% |
| £145,001 to £175,000 | 2% | 0% | 10% |
| £175,001 to £250,000 | 2% | 2% | 10% |
| £250,001 to £325,000 | 5% | 5% | 13% |
| £325,001 to £750,000 | 10% | 10% | 18% |
| Over £750,000 | 12% | 12% | 20% |
Land Transaction Tax: Wales
For purchases in Wales, the LTT applies. The bands for Wales are currently:
| Price Band | Standard Rate | First-Time Buyer | Additional Property |
| £0 to £180,000 | 0% | 0% | 5% |
| £180,001 to £225,000 | 0% | 0% | 8.50% |
| £225,001 to £250,000 | 6% | 6% | 8.50% |
| £250,001 to £400,000 | 6% | 6% | 10% |
| £400,001 to £750,000 | 7.50% | 7.50% | 12.50% |
| £750,001 to £1,500,000 | 10% | 10% | 15% |
| Over £1,500,000 | 12% | 12% | 17% |
Things to Consider
- First-Time Buyers: You usually qualify for a lower rate or a complete exemption on the first portion of the purchase price, provided the property is below a certain value.
- Additional Properties: If you already own a residential property and are buying another (such as a second home or a buy-to-let investment), you will typically pay a higher rate.
- Non-UK Residents: Ensure you account for any relevant surcharges if you are purchasing property in England or Northern Ireland from abroad.