SDLT · LBTT · LTT calculator · 2026/27
Stamp Duty Calculator
Enter the property price to see how much stamp duty you will pay in England, Northern Ireland, Scotland or Wales, worked out band by band from the official rates.
Your Stamp Duty Land Tax
Effective rate 0%
Enter a price to see your Stamp Duty Land Tax.
England · rates from 1 April 2025 · checked
| Band | Rate | Taxable amount | Tax |
|---|---|---|---|
| Up to £125,000 | 0% | £0 | £0 |
| £125,001 to £250,000 | 2% | £0 | £0 |
| £250,001 to £925,000 | 5% | £0 | £0 |
| £925,001 to £1,500,000 | 10% | £0 | £0 |
| Over £1,500,000 | 12% | £0 | £0 |
Source: GOV.UK
This is an estimate based on the official rates. Your solicitor or conveyancer will confirm the exact amount. How we calculate
Not covered by this calculator: a company buying a home, buying more than one home in one purchase, shared ownership, linked purchases from the same seller, a new lease with rent. Follow the official guidance for these.
Quick answers
- Who pays stamp duty?
- The buyer. Your solicitor or conveyancer usually sends the return and pays the tax for you.
- When is it due?
- In England and Northern Ireland, within 14 days of completion. In Scotland and Wales, within 30 days of the day after the effective date (usually completion).Read more: When Do You Pay Stamp Duty?
- Do first-time buyers pay stamp duty?
- Not on the first £300,000 in England and Northern Ireland, if the price is £500,000 or less. In Scotland the 0% band rises to £175,000. Wales has no first-time buyer relief.Read more: First-Time Buyer Stamp Duty Calculator
- How much extra on a second home?
- England and Northern Ireland: 5 percentage points more on every band. Scotland: an extra 8% of the whole price. Wales: higher rates starting at 5%. Each applies from £40,000.Read more: Second Home Stamp Duty Calculator
- How much is stamp duty on £500,000?
- £15,000 for a home mover in England or Northern Ireland, an effective rate of 3%.
How much is stamp duty? Worked examples
These are the totals at common prices. Choose "Try it" to load any row into the calculator and see every band.
| Price | Nation and buyer | Tax | Effective rate | Try it |
|---|---|---|---|---|
| £250,000 | EnglandHome mover | £2,500Try it | 1% | Try it |
| £500,000 | EnglandHome mover | £15,000Try it | 3% | Try it |
| £1,000,000 | EnglandHome mover | £43,750Try it | 4.38% | Try it |
| £400,000 | EnglandFirst-time buyer | £5,000Try it | 1.25% | Try it |
| £300,000 | EnglandSecond home | £20,000Try it | 6.67% | Try it |
| £300,000 | ScotlandHome mover | £4,600Try it | 1.53% | Try it |
| £300,000 | WalesHome mover | £4,500Try it | 1.5% | Try it |
Source: GOV.UK (1), GOV.UK (2), Revenue Scotland, Welsh Revenue Authority
How stamp duty is worked out
Stamp duty is charged in slices: each rate applies only to the part of the price that falls inside its band, never to the whole price.
Example: on a £250,000 home in England, a home mover pays £2,500 (£125,000 at 0% and £125,000 at 2%).
- First-time buyers in England and Northern Ireland pay 0% on the first £300,000 and 5% on the rest, up to £500,000. Above £500,000 there is no relief.
- If you will own more than one home, every band goes up by 5 percentage points in England and Northern Ireland, for purchases of £40,000 or more.
- Buyers who are not UK resident pay a further 2 percentage points on every band in England and Northern Ireland.
- Scotland has its own tax, Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT), each with its own bands. The calculator switches when you choose the nation.
Is stamp duty the only cost of buying?
No. The price and the stamp duty are only part of what buying a home costs. Most buyers also pay:
- solicitor or conveyancer fees
- a survey
- mortgage arrangement or valuation fees
- a fee to register you as the new owner (HM Land Registry in England and Wales)
- moving costs
Mortgage interest is separate again and is paid over the whole life of the loan, so the house price is not the total you pay.
Stamp duty is due soon after completion (within 14 days of completion in England and Northern Ireland), so budget for it alongside your deposit.
Stamp duty questions
How much is stamp duty on a £500,000 house?
For a home mover it is £15,000 in England or Northern Ireland, £23,350 in Scotland and £18,000 in Wales. A first-time buyer in England or Northern Ireland pays £10,000. Use the calculator for your exact price.
How is stamp duty calculated?
In bands, like income tax. Each rate applies only to the slice of the price inside its band, and the slices are added together. The calculator shows every slice in its breakdown table.
Is this the HMRC stamp duty calculator?
No. Tax Worked Out is independent. HMRC has its own SDLT calculator on GOV.UK for England and Northern Ireland; ours uses the same official rates (bands from 0% to 12%) and also covers Scotland and Wales, with a band-by-band breakdown.
What is SDLT?
SDLT stands for Stamp Duty Land Tax, the tax you pay when you buy property or land in England or Northern Ireland. Scotland and Wales have their own versions, LBTT and LTT. Choose England or Northern Ireland above to use this page as an SDLT calculator.
Do I have to pay stamp duty?
Not always. A home mover pays nothing on a price up to £125,000 in England and Northern Ireland, £145,000 in Scotland or £225,000 in Wales. First-time buyers and people buying an additional home have different rules.
When do you pay stamp duty?
In England and Northern Ireland, within 14 days of completion. In Scotland and Wales, within 30 days of the day after the effective date (usually completion). Read more: When Do You Pay Stamp Duty?
Does Northern Ireland pay stamp duty?
Yes. Northern Ireland uses the same Stamp Duty Land Tax as England, with the same rates, so choose Northern Ireland or England in the calculator and you get the same result.
Is stamp duty changing?
Rates can change at any UK, Scottish or Welsh Budget. We check every rate against the official sources after each Budget. The rates on this page were last checked on 30 October 2026.