Stamp duty is a tax paid by the buyer when you buy property or land, and the rules depend on where in the UK the property is. England and Northern Ireland have Stamp Duty Land Tax (SDLT), Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT). On a £300,000 home bought by someone who already owns one, the bill is £5,000 in England, £4,600 in Scotland and £4,500 in Wales.
This guide sets out the current rates in each nation, first-time buyer relief, the surcharges on additional homes and worked examples, so you can budget before you make an offer. For an exact figure, use our stamp duty calculator.
How stamp duty is calculated
All three UK taxes work in slices, like income tax. You pay nothing on the portion of the price up to the first threshold, then a percentage on each slice above it. You do not pay the top rate on the whole price.
Your solicitor or conveyancer normally files the return and pays the tax on your behalf, and it has to be done quickly: within 14 days of completion for SDLT in England and Northern Ireland, and within 30 days for LBTT in Scotland and LTT in Wales. The money needs to be available at completion, so budget for it alongside your deposit and fees.
England and Northern Ireland: SDLT rates
These rates apply to residential purchases from 1 April 2025.
| Portion of price | Standard rate | First-time buyer rate |
|---|---|---|
| Up to £125,000 | 0% | 0% |
| £125,001 to £250,000 | 2% | 0% |
| £250,001 to £300,000 | 5% | 0% |
| £300,001 to £500,000 | 5% | 5% |
| £500,001 to £925,000 | 5% | No relief |
| £925,001 to £1.5m | 10% | No relief |
| Above £1.5m | 12% | No relief |
First-time buyer relief only applies if the price is £500,000 or less. Above that, first-time buyers pay the standard rates on the whole price. Buyers who are not UK resident pay an extra 2%.
Scotland: LBTT rates
Land and Buildings Transaction Tax is administered by Revenue Scotland.
| Portion of price | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Above £750,000 | 12% |
First-time buyers get a higher nil-rate band of £175,000, which saves up to £600. Buying an additional home attracts the Additional Dwelling Supplement of 8% of the whole price.
Wales: LTT rates
Land Transaction Tax is administered by the Welsh Revenue Authority.
| Portion of price | Main rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1.5m | 10% |
| Above £1.5m | 12% |
Wales has no separate first-time buyer relief, but the £225,000 nil-rate band applies to everyone, so many first-time buyers pay nothing. Additional homes are charged at higher rates with their own bands; the Welsh Revenue Authority calculator gives the exact figure.
Worked examples across the UK
For someone moving home (not a first-time buyer, and not buying an additional property):
| Price | England/NI | Scotland | Wales |
|---|---|---|---|
| £200,000 | £1,500 | £1,100 | £0 |
| £300,000 | £5,000 | £4,600 | £4,500 |
| £500,000 | £15,000 | £23,350 | £18,000 |
For first-time buyers in England and Northern Ireland, a £300,000 home costs nothing, a £400,000 home costs £5,000 (5% of the £100,000 above £300,000) and a £500,000 home costs £10,000. In Scotland a first-time buyer pays £4,000 on £300,000. Our guide to stamp duty for first-time buyers covers the qualifying rules in detail.
Second homes and buy-to-let
If you will own more than one residential property at the end of the day of purchase, anywhere in the world, you usually pay higher rates:
- England and Northern Ireland: a 5% surcharge on top of each standard band, so a £300,000 additional property costs £20,000
- Scotland: the 8% Additional Dwelling Supplement on the whole price, so £300,000 costs £24,000 plus £4,600 of LBTT, £28,600 in total
- Wales: separate higher rates apply
- If you are replacing your main home but buy the new one before selling the old one, you pay the higher rates but can usually claim a refund if you sell your previous main home within three years (36 months in Scotland)
- Read more in our stamp duty on second homes guide
How to plan for stamp duty
Stamp duty is one of the biggest upfront costs of buying, and it usually has to be paid from savings rather than added to the mortgage.
- Check the bill before you offer, using our stamp duty calculator, and remember it changes at each band threshold
- If you are a first-time buyer near £500,000 in England, a small price reduction can save a large amount because relief is lost entirely above that figure
- Include legal fees, surveys and moving costs in your budget; see first-time buyer costs beyond the deposit
- Compare the total cost of buying with renting using our rent vs buy calculator
- Build your deposit and stamp duty fund with a set monthly amount; first-time buyers aged 18 to 39 can add a 25% bonus with a Lifetime ISA, and SYM can help you keep a daily saving streak going
Frequently asked questions
Common questions about stamp duty in the UK.
How much stamp duty will I pay on a £300,000 house?
Do first-time buyers pay stamp duty?
When do I have to pay stamp duty?
Can I add stamp duty to my mortgage?
Do I pay the second home surcharge if I am still selling my old home?
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