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UK Stamp Duty Calculator

Work out the property purchase tax you would pay on a home — England & NI Stamp Duty, Scottish LBTT or Welsh LTT — with first-time buyer relief.

Your purchase

£
Stamp Duty due for 2026/27 Effective rate —
£—
Additional-property surcharges (second homes, buy-to-let) are not included — check the official guidance.

Rates apply to the 2026/27 tax year (6 April 2026 – 5 April 2027). Sources: GOV.UK — Stamp Duty Land Tax · Scottish Government — LBTT · Welsh Government — LTT. Rules and thresholds can change — check the latest official guidance before making financial decisions.

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 rates. Surcharges 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.

The calculator models standard single-home residential purchases only. It does not include the 5% SDLT / 8% ADS / 4% LTT additional-property surcharges, non-UK resident rates or leasehold rules.

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 up to £500,000; Scotland raises the nil band to £175,000; Wales has no separate relief.
  • Additional properties: second homes and most buy-to-let pay a surcharge on top of the standard rates (5% SDLT in England & NI, 8% ADS in Scotland, 4% in Wales) — 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

Is Stamp Duty charged on the whole house price?
No. It is progressive: each band's rate applies only to the portion of the price inside that band. For example, a £350,000 home in England is not taxed at 5% on the full amount — only on the £100,000 above £250,000.
Do first-time buyers pay Stamp Duty?
In England & NI, no tax on the first £300,000 and 5% between £300,000 and £500,000 (for homes up to £500,000). In Scotland the first £175,000 is free for first-time buyers. Wales has no separate relief.
Why does the same price cost different amounts across the UK?
Each nation sets its own tax. For a £350,000 home in 2026/27: £7,500 in England & NI, £8,350 in Scotland and £7,500 in Wales — before any reliefs or surcharges.
Does the calculator include second-home surcharges?
No. Additional properties pay extra (5% in England & NI, 8% ADS in Scotland, 4% in Wales). Check the official guidance if you are buying a second home or buy-to-let.
Who pays Stamp Duty — the buyer or seller?
The buyer pays, normally through their solicitor or conveyancer as part of the purchase, within 14 days of completion (England & NI).
Will the rates change soon?
The current England & NI SDLT rates have applied since 1 April 2025, and the Scottish and Welsh bands are unchanged for 2026/27. Budgets can change rates — always check the latest official guidance.

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Sources

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.