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Stamp duty calculator

Calculate how much Stamp Duty you'll pay

If you’re thinking of buying a property, knowing how much stamp duty you’ll pay is a top priority. Want to do things the easy way? Our stamp duty calculator gives you an accurate figure in just a few clicks. 

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Stamp duty payable:

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What is stamp duty?

Stamp Duty is what you pay if you buy a house, land, or any other type of building.

It’s known as Stamp Duty Land Tax (SDLT) In England and Northern Ireland, Land Transaction Tax (LTT) in Wales or Land and Buildings Transaction Tax (LBTT) if you’re in Scotland. But the principle is pretty much the same across the board. 

Stamp duty only applies to properties above a certain value. And it differs depending on whether or not you’re a first-time buyer. 

How much stamp duty will I pay?

If you want to find out how much stamp duty you’ll pay, using our tool is the quickest way to go about things. But it can still be helpful to know how it all works. 

When you buy a property in the UK, you’ll pay stamp duty, but the names, rates and thresholds differ depending on where you live. 

England and Northern Ireland use stamp duty land tax, whereas Wales has land transaction tax and Scotland has land and buildings transaction tax. All three work on the same tiered principle; you pay a percentage on each portion of the property price that falls within a given band.


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

Rates for first-time buyers in England and Northern Ireland

Band Tax rate
Up to £300,000
0%
£300,001-£500,000
5%

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

Band Tax rate
Up to £125,000
0%
£125,001-£250,000
2%
£250,001-£925,000
5%
£925,001-£1.5 million
10%
Over £1.5 million
12%

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

Band Tax rate
Up to £125,000
5%
£125,001-£250,000
7%
£250,001-£925,000
10%
£925,001-£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

Band Tax rate
Up to £145,000 (or £175,000 for first-time buyers)
0%
£145,001-£250,000
2%
£250,001-£325,000
5%
£325,001-£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.

Band Tax rate
Up to £145,000
8%
£145,001-£250,000
10%
£250,001-£325,000
13%
£325,001-£750,000
18%
Over £750,000
20%

What are the stamp duty thresholds in Wales?

Rates for those buying their main residence in Wales

Band Tax rate
Up to £225,000
0%
£225,001-£400,000
6%
£400,001-£750,000
8%
£750,001-£1.5 million
10%
Over £1.5 million
12%

Rates for those buying an additional residential property in Wales

Band Tax rate
Up to £180,000
5%
£180,001-£250,000
8.50%
£250,001-£400,000
10%
£400,001-£750,000
13%
£750,001-£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?

Stamp duty is collected by HM Revenue and Customs in England and Northern Ireland. In Wales, it's collected by the Welsh Revenue Authority and in Scotland by Revenue Scotland. But whoever's collecting it, you'll likely hand the funds to your solicitor or conveyancer first. They'll then handle the tax submission and final payment on your behalf.

They’ll also help you to calculate how much you owe. However, it’s on you to make sure the amount is right - and that you pay it on time. 

The deadlines differ by region. In England and Northern Ireland you have 14 days from completion to pay SDLT. In Wales and Scotland you have 30 days.

If you want to avoid paying stamp duty as a lump sum, it can be possible to add it to your mortgage amount instead. But it’ll gather extra interest over your mortgage term and affect your loan-to-value ratio (LTV).

It can work out more expensive in the long run, so it’s worth mulling the decision over before you make the final call. 

How did stamp duty change in 2025?

Recent changes have affected property transaction taxes across the UK. Here's what's changed:

England and Northern Ireland - SDLT changes (1st of April 2025):

  1. First time buyer threshold: Stamp duty for first-time buyers is 0% for up to £300,000 - a decrease from the previous £425,000.

  2. Maximum property value: First-time buyers used to be eligible for the tax relief on properties up to £625,000. Now, the maximum property price is £500,000.

  3. Main home tax rates: The upper threshold for the 0% tax rate on main residences also decreased, going from £250,000 to £125,000.

  4. New SDLT band: A 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.

Scotland - LBTT changes (4th of December 2024):

In Scotland, the Additional Dwelling Supplement - the surcharge that applies when buying a second residential property, increased from 6% to 8% across all thresholds.

Wales - LTT changes (11th of December 2024):

In Wales, when you buy a residential property when you already own one or more, you'll pay higher residential rates. The higher rates are applicable across each price band.

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.

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