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Stamp duty calculator

Find out how much stamp duty you'll pay when you buy a house

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What is stamp duty?

Stamp duty is a tax that you’ll need to pay when you buy property or land. In Scotland, it's known as Land and Buildings Transaction Tax. In Wales, its Land Transaction Tax.

Stamp duty tax is just one of the fees you should factor in when taking out a mortgage on a new home.

How much stamp duty will I pay?

The amount of stamp duty you'll pay depends on:

  • The property's purchase price
  • Whether it's your first property
  • Whether you’re buying a property in addition to your own home (such as a holiday home or buy-to-let)
  • Whether you’re buying residential or commercial property
  • Where in the UK the property or land is

The thresholds and rates are set by the UK government in England and Northern Ireland and by the devolved governments in Wales and Scotland. 

Remember, you only need to pay the specified rate on the portion of the property value that falls within each threshold. For example, if you buy a house for £300,000 as your main residence, you'll pay 0% on the first £125,000, 2% on the next £125,000 and 5% on the final £50,000. 

To help you work out exactly how much stamp duty you need to pay, use our handy stamp duty calculator at the top of this page.

What are the stamp duty thresholds in England and Northern Ireland?

Rates for first-time buyers in England and Northern Ireland

  • Up to £300,000: 0%
  • £300,001 to £500,000: 5% on the portion above £300,000
  • If the purchase price is over £500,000, the standard rates for main residences apply, and the first-time buyer relief does not apply

Rates for purchases of a main home in England and Northern Ireland

  • Up to £125,000: 0%
  • £125,001 to £250,000: 2%
  • £250,001 to £925,000: 5%
  • £925,001 to £1.5 million: 10%
  • Over £1.5 million: 12%

Rates for those buying an additional residential property in England and Northern Ireland

  • Up to £125,000: 5%
  • £125,001 to £250,000: 7%
  • £250,001 to £925,000: 10%
  • £925,001 to £1.5 million: 15%
  • Over £1.5 million: 17%

What are the stamp duty thresholds in Scotland?

Rates for purchases of a main home in Scotland

  • Up to £145,000 (£175,000 for first-time buyers): 0%
  • £145,001 to £250,000: 2%
  • £250,001 to £325,000: 5%
  • £325,001 to £750,000: 10%
  • Over £750,000: 12%

Rates for those buying an additional residential property in Scotland

An additional 8% Additional Dwelling Supplement will be added to the Land and Buildings Transaction Tax.

  • Up to £145,000: 8%
  • £145,001 to £250,000: 10%
  • £250,001 to £325,000: 13%
  • £325,001 to £750,000: 18%
  • Over £750,000: 20%

What are the stamp duty thresholds in Wales?

Rates for those buying their main residence in Wales

  • Up to £225,000: 0%
  • £225,001 to £400,000: 6%
  • £400,001 to £750,000: 7.5%
  • £750,001 to £1.5 million: 10%
  • Over £1.5 million: 12%

Rates for those buying an additional residential property in Wales

  • Up to £180,000: 5%
  • £180,001 to £250,000: 8.5%
  • £250,001 to £400,000: 10%
  • £400,001 to £750,000: 12.5%
  • £750,001 to £1.5 million: 15%
  • Over £1.5 million: 17%

There’s no first-time buyers’ relief for those buying a property in Wales.

How is stamp duty paid?

You’ll usually provide the funds to your solicitor or conveyancer, who’ll handle the submission and payment of your stamp duty to HM Revenue and Customs.This needs to be done within 14 days of completing your home purchase in England and Northern Ireland (or within 30 days in Scotland).

Your solicitor or conveyancer will usually calculate the amount of stamp duty tax you owe. However, it’s ultimately your responsibility to make sure you’ve paid the right amount. Always double check.

It may also be possible to add any stamp duty payable on your property purchase to the mortgage amount. Doing this means you avoid having to pay an upfront lump sum. However, it will add interest to your mortgage over the duration of the mortgage term and affect your loan to value ratio (LTV). So think carefully before deciding to go ahead with this option, as it may well work out to be more expensive in the long run.

What were the most recent stamp duty changes?

On 1st April 2025, the government made some changes to Stamp Duty Land Tax:

  • The 0% threshold for first-time buyers decreased from £425,000 to £300,000
  • The maximum property value eligible for first-time buyer relief also dropped from £625,000 to £500,000
  • The 0% threshold for main residences decreased from £250,000 to £125,000
  • A new 2% rate now applies on properties priced between £125,001 and £250,000 - and properties priced at more than £250,000 will pay the 5% rate

The surcharge for additional residential properties was increased from 3% to 5% in October 2024 too.

In Scotland, the Additional Dwelling Supplement increased from 6% to 8% across all thresholds in December 2024. Similarly, in Wales, the higher residential rates for additional properties increased by 1% across all thresholds.

Stamp duty FAQs

Does stamp duty change with mortgage rates?

No, stamp duty rates do not change with mortgage rates. Stamp duty is paid when you purchase a property or land above a certain price threshold, whereas mortgage rates are charged by lenders on the amount borrowed to purchase a property.

While both stamp duty and interest rates both independently impact the overall cost of buying a home, the two aren’t connected.

Does stamp duty change with property price?

Stamp duty does change with property price. It’s calculated based on the portion of the property value that falls within different price bands. So, as the property price increases, the higher percentage of the overall property price becomes subject to a higher rate of stamp duty.

Do I pay stamp duty as a first time buyer?

It depends how much you’re buying your property for. In England and Northern Ireland, you’ll only need to pay stamp duty if your property is worth more than £300,000.

In Scotland, first-time buyers won’t pay any stamp duty on properties worth up to £175,000. Unfortunately there is no first-time buyer relief for those stepping onto the property ladder in Wales.

Will I need to pay stamp duty on commercial properties?

Stamp duty rates for non-residential (including commercial) property in England and Northern Ireland works slightly differently:

  • You won’t need to pay stamp duty on properties worth up to £150,000
  • You’ll pay 2% on the portion from £150,001 to £250,000
  • You’ll pay 5% on the portion above £250,000