Stamp duty calculator for England, Northern Ireland, Scotland and Wales.
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Find out how much stamp duty tax you will need to pay on your property purchase. The tax varies depending on where you are buying. In England and Northern Ireland you pay Stamp Duty Land Tax (SDLT); in Scotland it is the Land and Buildings Transaction Tax (LBTT) and in Wales it is the Land Transaction Tax (LTT). There are different stamp duty rules if you are a first-time buyer or are buying a second home or investment property. Non-UK residents pay an extra 2% on their entire purchase if the property they are purchasing is in England or Northern Ireland. Your solicitor should process you stamp duty return to HMRC which needs to be paid within 14 days of completing your purchase.
If you are buying a property at an auction; stamp duty is paid on the purchase price as well as the reservation fee.
Here’s a selection of practical gadgets and tools to help keep things simple
Stamp Duty Land Tax (SDLT) is a tax you have to pay if you buy a property in England or Northern Ireland over a certain price threshold. The most recent stamp duty changes for standard rates came into effect on 23rd September 2022. These rules – reflected in our stamp duty calculator – state that no stamp duty will be paid on the first £250,000 of the property’s value. This is due to reduce to £125,000 from 1st April, 2025.
While for first time buyers, no stamp duty is payable on the first £425,000 of the property’s value. It’s worth noting that stamp duty rules are set to change again in April 2025, according to the government’s Autumn 2022 budget and no extension was announced in the Autumn 2024 budget.
There are also different stamp duty rules if you are buying a second home or investment property or you’re a non-UK resident. New rates were announced in October 2024 with the additional homes stamp duty surcharge increasing from 3% to 5% on October 31st. Again, our stamp duty calculator at the top of this page takes this into account.
If you’re buying a property in Scotland, you will pay Land and Buildings Transaction Tax (LBTT) and in Wales Land Transaction Tax (LTT) instead of stamp duty. The bands are different – read on to find out more.
SDLT starts to apply when you buy property that costs:
This depends on where you’re buying, how much the property costs and your personal circumstances. Our stamp duty calculator at the top of this page shows you instantly the amount of stamp duty you’ll owe based on the value of the property, whether you’re a first-time buyer, and if you’re buying an additional property. Note that our calculator is based on current rates that will apply until the end of March 2025. For more information read our guide Stamp Duty: Who pays it? When? And how much?
You have to pay stamp duty within 14 days of you completing on your property. Your conveyancing solicitor usually organises the transfer of the money on your behalf. You may be charged penalties and interest if you don’t file your return and make your payment within 14 days of completion. Calculate stamp duty you’ll need to pay instantly with our handy stamp duty calculator at the top of this page.
In the UK, stamp duty ranges from 0% to 18% of the property’s purchase price. The rate depends on where in the UK you buy, the property value and whether it’s your first home, additional property, or you’re a non-resident.
Stamp duty rates in England and Northern Ireland:
Note that the stamp duty surcharge on additional properties increased from 3% to 5% on October 31st, 2024. Note that standard rates are also due to change in April 2025 when stamp duty will apply to any property which costs £125,000 or more. Current rates are:
| Purchase price of property | Stamp duty rate | Stamp duty rate for additional properties |
|---|---|---|
| Up to £250,000 | 0% | 5% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
From 16 December 2022 LBTT rates in Scotland:
| Purchase price of property | Stamp duty rate | Stamp duty rate for additional properties |
|---|---|---|
| Up to £145,000 | 0% | 6% |
| £145,001 to £250,000 | 2% | 8% |
| £250,001 to £325,000 | 5% | 11% |
| £325,000 to £750,000 | 10% | 16% |
| Over £750,000 | 12% | 18% |
First time buyer relief in Scotland is £175,000. Stamp duty in Scotland is known as ‘land and buildings transaction tax’ (LBTT).
Normal stamp duty rates (LTT tax) in Wales:
| Property price | LTT rate |
| Up to £225,000 | 0% |
| £225,001 up to £400,000 | 6% |
| £400,001 up to £750,000 | 7.5% |
| £750,001 up to £1.5 million | 10% |
| Over £1.5 million | 12% |
Additional property stamp duty rates (LTT) in Wales from December 2020:
| Property price | LTT rate for additional properties |
| Up to £180,000 | 4% |
| £180,001 up to £250,000 | 7.5% |
| £250,001 up to £400,000 | 9% |
| £400,001 up to £750,000 | 11.5% |
| £750,001 up to £1.5 million | 14% |
| The portion over £1.5 million | 16% |
Find out instantly how much stamp duty you’ll need to pay when you buy your new property with our free stamp Dduty calculator at the top of this page.
You can calculate the amount of stamp duty payable yourself by knowing about the rate payable in each band. For example, assuming you’re not a first time buyer and that you are not buying an additional property, if the agreed price of a home being purchased by an existing homeowner is £550,000, you pay:
0% on the first £250,000 = £0
5% on the next £300,000 = £15,000
Total stamp duty payable = £15,000
Alternatively, use our free stamp duty calculator at the top of this page to find out how much you’ll pay.
Until 31st March 2025, first time buyers in England and Northern Ireland do not pay stamp duty on properties that costs up to £425,000 and pay 5% on the portion from £425,001 to £625,000. However, there is no stamp duty relief on properties over £625,000 or on buy-to-let properties. You are eligible if you and anyone else you are buying with are first-time buyers. See our guide on stamp duty for first time buyers for more information. Our stamp duty calculator will take into account if you’re a first time buyer when calculating how much stamp duty you’ll pay.
Whereas in Scotland, the starting threshold for first-time buyers is £175,000. There is no first-time buyer relief in Wales. Calculate stamp duty you’ll need to pay instantly with our handy stamp duty calculator at the top of this page.
You’ll pay a surcharge on top of your ordinary stamp duty bill if by the end of the purchase process you’ll own two or more properties. There is an exception if you are replacing your main home at the same time. In England and Northern Ireland, each stamp duty band is 5% higher for additional properties from October 31st, 2024.
So while the stamp duty rate is 0% for properties under £250,000, it will be 5% for additional properties. While for properties priced £250,001 to £925,000, which would face a regular stamp duty rate of 5%. If it’s an additional property, the stamp duty rate would be 10%. Find out more with our guide to the stamp duty surcharge.
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If you’re a non-UK resident (defined for this purpose as not present in the UK for at least 183 days – 6 months – during the 12 months before your purchase) you’ll usually pay a 2% surcharge if you’re buying a residential property in England or Northern Ireland. Although depending on your circumstances you may not have to pay this surcharge.
There are some exemptions that mean you won’t need to pay stamp duty. These include if:
But discuss this with your conveyancer to ensure you have the right and up to date advice.
Compare conveyancing quotes. Get instant quotes from quality assured firms in your local area.
Assuming you’re not a first-time buyer or buying an additional property, here’s how much you’ll pay in stamp duty by house price.
| House price | England and N.Ireland | Scotland (LBBT) | Wales |
| £200,000 | £0 | £1,100 | £0 |
| £300,000 | £2,500 | £4,600 | £4,500 |
| £400,000 | £7,500 | £13,350 | £10,500 |
| £500,000 | £12,500 | £23,350 | £18,000 |
Yes it is possible to appeal. Find out more stamp duty land tax penalties and the appeals process here.
The amount of stamp duty payable on a £400,000 house is £7,500 in most instances. But if you’re buying your first home, your first time buyer stamp duty bill will be zero until March 2025. While if you’re buying an additional property and need to pay the 5% stamp duty for second homes surcharge which increased on October 31st, 2024, your stamp duty bill will be £27,500. Find out more in our guide Stamp duty for second homes explained.
This varies depending on factors including the value of your property. If you’re a UK resident buying a main residence the highest rate you’ll pay is 12%. You’ll pay a 5% surcharge for additional properties and an extra 2% if you’re a non UK resident.
Use our handy free Stamp Duty calculator at the top of this page to find out how much you’ll pay.
