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How this works
Stamp duty is charged in slices. Each part of the price that falls in a band is taxed at that band’s rate, and the slices are added up. You never pay the higher rate on the whole price, only on the part above each threshold.
England and Northern Ireland use Stamp Duty Land Tax, Scotland has Land and Buildings Transaction Tax and Wales has Land Transaction Tax, each with its own bands. The calculator applies the right ones for where you’re buying and who you are, using the rates in force for 2026/27, and rounds down to the pound.
What it assumes
- In England first-time buyers pay nothing up to £300,000 and 5% up to £500,000; above that, standard rates apply to the whole price.
- Additional homes pay 5% on top of every band in England, the 8% Additional Dwelling Supplement in Scotland and higher rates in Wales.
- Mixed-use, company purchases, linked transactions and other reliefs aren’t covered.
Worked example
A £300,000 home
- In England, a home mover pays nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £50,000 (£2,500). That’s £5,000 in total.
- A first-time buyer pays £0. A buyer keeping their current home pays £20,000.
- In Scotland the same purchase costs £4,600 in LBTT, or £4,000 for a first-time buyer. In Wales it’s £4,500 in LTT.
- A first-time buyer in England paying £450,000 pays £7,500. At £550,000 relief is lost and the bill is £17,500.
Worked out with the same maths as the calculator above.
What to do next
Common questions
Who counts as a first-time buyer?
Everyone buying must never have owned a home, anywhere in the world, and must be buying it to live in. If one buyer has owned before, the relief doesn’t apply to the purchase.
When do I have to pay stamp duty?
In England and Northern Ireland the return must be sent and the tax paid within 14 days of completion. Your solicitor or conveyancer normally does this for you and adds it to their bill.
Do I pay stamp duty on a buy-to-let or second home?
Yes, at higher rates. In England that’s 5% on top of each band, so even the first £125,000 is taxed. The higher rates don’t apply to properties under £40,000.
Why is Wales so different?
Land Transaction Tax has its own bands, with nothing to pay up to £225,000 for a main home, and no separate first-time buyer relief. Scotland also sets its own bands, with a nil-rate band of £175,000 for first-time buyers.
Can I add stamp duty to my mortgage?
Not directly. It’s paid at completion from your own money, so it needs to be saved on top of your deposit. Borrowing more to cover it means a bigger loan and less equity.