UK Stamp Duty Calculator

How it works

Enter the property price, choose the nation where the property is and whether you are a first-time buyer. The calculator applies that nation's purchase tax bands to the price. Stamp duty is progressive: each rate applies only to the slice of the price within its band, not the whole price. The result shows the total due, the effective rate and the tax in each band.

Example calculation

For a £350,000 home in England (standard buyer):

• 0% up to £125,000: £0
• 2% on £125,001–£250,000 (£125,000): £2,500
• 5% on £250,001–£350,000 (£100,000): £5,000
• Total Stamp Duty: £7,500

As a first-time buyer in England the same £350,000 home costs £2,500 (0% up to £300,000, then 5%). The same price in Scotland is £8,350 LBTT; in Wales it is £7,500 LTT.

Examples use 2026/27 standard rates. Higher rates for additional properties are not included.

Methodology & formula

Purchase tax = Σ over each band of [ slice of price within the band × band rate ]. The bands are progressive, so only the portion of the price in each band is taxed at that band's rate.

• England & NI (SDLT): 0% to £125,000 · 2% to £250,000 · 5% to £925,000 · 10% to £1,500,000 · 12% above. First-time buyer relief: 0% to £300,000 and 5% to £500,000 (only when the price is £500,000 or less).
• Scotland (LBTT): 0% to £145,000 · 2% to £250,000 · 5% to £325,000 · 10% to £750,000 · 12% above. First-time buyers get 0% on the first £175,000.
• Wales (LTT): 0% to £225,000 · 6% to £400,000 · 7.5% to £750,000 · 10% to £1,500,000 · 12% above. No separate first-time buyer relief.

Assumptions: standard single-home residential purchases only. Additional-property rules are excluded: England & NI generally apply rates 5 percentage points above standard SDLT; Scotland applies an 8% Additional Dwelling Supplement (ADS); Wales uses separate higher residential bands rather than a flat percentage surcharge. Non-UK resident rates and leasehold rules are also excluded.

UK-specific information

• Separate systems: England & Northern Ireland use SDLT, Scotland uses LBTT and Wales uses LTT. Never mix the bands across nations. GOV.UK / gov.scot / gov.wales · 2026/27
• First-time buyers: England gives relief only where the purchase price is £500,000 or less, with 0% on the first £300,000; Scotland raises the nil band to £175,000; Wales has no separate relief.
• Additional properties: England & NI generally add 5 percentage points to standard SDLT rates; Scotland's ADS is 8% of the purchase price; Wales's higher residential LTT bands are 5%, 8.5%, 10%, 12.5%, 15% and 17% across their respective bands. These are not modelled here.
• Rates are progressive — buying a more expensive home does not mean the whole price is taxed at the higher rate.

Frequently asked questions

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Sources

• GOV.UK — SDLT residential and higher rates: gov.uk
• Revenue Scotland — Additional Dwelling Supplement: revenue.scot
• Scottish Government — Scottish Budget 2026 to 2027 (standard LBTT rates): gov.scot
• Welsh Government — LTT rates and bands, including higher residential rates: gov.wales

Casvia provides educational calculators and general information. It does not provide personal financial, tax or investment advice. Rules and thresholds can change — always check the latest official guidance.

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