Stamp Duty Calculator

The standard bands plus a surcharge on the whole price, charged from the first pound rather than only above the nil-rate threshold, which is why the bill on an additional property is far higher than on a main home at the same price. The surcharge rate differs between SDLT, LBTT and LTT and has changed several times in recent years, so this calculator applies the rate in force for the purchase date you select. If you are replacing your main residence and the old one is sold within the allowed window, the surcharge can be refunded; the page shows the tax with and without it. In Scotland the LBTT calculator applies the Additional Dwelling Supplement instead, and in Wales the LTT calculator applies its own higher rates. A stamp duty second home calculator applies that surcharge; a stamp duty first time buyer calculator applies the relief instead; and a land tax calculator for Scotland or Wales uses LBTT or LTT bands. This page is the stamp duty calculator 2026 buyers need: the thresholds in force on the purchase date are the ones applied.

In slices. In England and Northern Ireland a main-residence buyer pays nothing on the first £125,000, 2% on the part from £125,001 to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above. A £300,000 home is 2% of £125,000 plus 5% of £50,000 — £5,000, an effective rate of 1.67%. The whole price is never charged at the top rate reached.

In England and Northern Ireland, not on the first £300,000, and 5% on the portion from £300,001 to £500,000 — so a £300,000 home is £0 and a £400,000 home is £5,000 instead of £10,000. Above £500,000 the relief disappears entirely. In Scotland the nil-rate band rises from £145,000 to £175,000, which is worth at most £600. Wales has no first-time buyer relief.

In England and Northern Ireland, 5 percentage points on every band including the nil-rate band, on purchases of £40,000 or more: a £300,000 second home is £20,000 rather than £5,000. Scotland charges an Additional Dwelling Supplement of 8% of the whole price on top of ordinary LBTT — £24,000 extra on £300,000. Wales uses a separate higher-rate schedule starting at 5%. Refund conditions and deadlines differ by nation; check the relevant tax authority. Refund eligibility is not calculated.

Yes — different taxes, bands and rules. Scotland’s LBTT starts at £145,000 with a 10% band from £325,000, so the result differs from SDLT. Wales’s LTT starts at £225,000 with a 6% first band, with a different schedule from SDLT. Choose the nation first; eligibility and bands depend on the property location.

An extra 2 percentage points on every SDLT band in England and Northern Ireland for buyers who were not resident in the UK for at least 183 days in the year before the purchase. It stacks with the additional-property surcharge, so a non-resident buying a second home pays 7% on the first £125,000. Scotland and Wales have no equivalent.

Not the SDLT one. Stamp Duty Land Tax applies in England and Northern Ireland only. In Scotland the tax is Land and Buildings Transaction Tax, and an LBTT calculator uses different bands and its own additional-dwelling supplement; in Wales it is Land Transaction Tax, with an LTT calculator that has its own thresholds again. Pick the nation of the property on this page and the right tax is applied with its own bands, first-time buyer treatment and additional-property rate.