From 1 April 2025

Stamp Duty Calculator

Instant stamp duty calculation for any property in the UK. Covers England and Northern Ireland (SDLT), Scotland (LBTT) and Wales (LTT). Includes first-time buyer relief, additional property surcharges and non-UK resident rates.

Last updated: April 2026

Property details
Purchasing a main residence as a home mover.
If you spent fewer than 183 days in the UK in the 12 months before purchase.
First-time buyer relief applies to properties up to £500,000. Above that, standard rates apply to the full price.
This property exceeds £500,000. First-time buyer relief is not available and standard rates apply.
Stamp duty to pay
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Effective rate
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SDLT band breakdown

How UK stamp duty works

Stamp Duty Land Tax (SDLT) is a progressive tax on property purchases in England and Northern Ireland. It works like income tax: you pay different rates on different slices of the property price, not a single rate on the whole amount. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT), each with their own rates and thresholds.

England and Northern Ireland (SDLT)

From 1 April 2025, the nil-rate threshold returned to £125,000 after the temporary relief introduced in September 2022 ended. You pay 0% on the first £125,000, 2% on the portion up to £250,000, 5% on the portion up to £925,000, 10% up to £1,500,000, and 12% above that. If you are buying an additional property such as a second home or buy-to-let, a 5% surcharge applies on top of every band. Non-UK residents pay an additional 2% surcharge on all bands.

First-time buyer relief

If you and anyone you are buying with have never owned property anywhere in the world, you qualify for first-time buyer relief on properties costing up to £500,000. You pay nothing on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the purchase price exceeds £500,000, the relief is lost entirely and the standard rates apply to the full amount.

Scotland (LBTT)

Scotland's Land and Buildings Transaction Tax has its own bands: 0% up to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000, and 12% above. An Additional Dwelling Supplement of 8% applies to additional properties. First-time buyers in Scotland get relief on properties up to £175,000.

Wales (LTT)

Wales uses Land Transaction Tax with bands of 0% to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1,500,000, and 12% above. Additional properties attract a 4% higher rate. Wales does not offer specific first-time buyer relief at the LTT level.

What your results mean

The effective rate is the total duty expressed as a percentage of the purchase price. Because duty is progressive, the effective rate is always lower than the top marginal rate. For example, a £300,000 standard purchase in England has an effective rate of about 1.67%, even though the top band used is 5%. The stamp duty figure shown is an estimate and your solicitor will confirm the exact amount due on completion.

Frequently asked questions

You must file a return and pay within 14 days of completion in England and Northern Ireland, or within 30 days in Scotland and Wales. Your solicitor or conveyancer will normally handle this for you and include it in their fees.
If you are selling your current main residence and buying a new one, and the sale completes on the same day or before, you pay standard rates. If there is a gap where you own two properties, you pay the higher rate upfront but can claim a refund within 36 months of the new purchase if you sell the old property within that window.
Stamp duty must be paid as a lump sum on completion and cannot be included in your mortgage loan. However, you can increase your mortgage borrowing to free up savings for the stamp duty payment. Be aware this increases your total interest costs over the life of the mortgage.
With shared ownership, you can choose to pay stamp duty on the share you are purchasing or on the full market value of the property. Paying on your share means a lower upfront cost, but you may owe additional duty when you staircase (buy more shares). This calculator does not currently model shared ownership, so consult your solicitor for the best approach.
No. To claim first-time buyer relief, all purchasers named on the transaction must be first-time buyers. If either you or your partner has previously owned property anywhere in the world, the relief does not apply and standard rates are charged.