Stamp duty calculator for England, Northern Ireland, Scotland and Wales.
Updated on 1st April 2025 to show the the government’s new stamp duty rates.
Find out how much stamp duty tax you will need to pay on your property purchase. The tax varies depending on where you are buying. In England and Northern Ireland you pay Stamp Duty Land Tax (SDLT); in Scotland it is the Land and Buildings Transaction Tax (LBTT) and in Wales it is the Land Transaction Tax (LTT). There are different stamp duty rules if you are a first-time buyer or are buying a second home or investment property. Non-UK residents pay an extra 2% on their entire purchase if the property they are purchasing is in England or Northern Ireland. Your solicitor should process you stamp duty return to HMRC which needs to be paid within 14 days of completing your purchase.
If you are buying a property at an auction; stamp duty is paid on the purchase price as well as the reservation fee.
Here’s a selection of practical gadgets and tools to help keep things simple
It is always the home buyer who pays stamp duty, not the seller. Usually, your solicitor will pay it on your behalf as part of the purchase process.
In the UK, stamp duty ranges from 0% to 18% of the property’s purchase price. The rate depends on where in the UK you buy, the property value and whether it’s your first home, additional property, or you’re a non-resident.
In England and Northern Ireland, no stamp duty is paid on the first £125,000 of the property’s value, while first time buyers don’t pay stamp duty on the first £300,000 due to first time buyer relief.
However, if you’re buying an additional property, the extra rate of stamp duty you pay in England and Northern Ireland is 5%. If you are a non UK resident, you will also pay a 2% surcharge on top.
This table shows you the stamp duty rates in England and Northern Ireland. Stamp duty rates are different for first time buyers – click here to jump to see how much first time buyer stamp duty rates are.
| Purchase price | Stamp duty rate | Stamp duty rate for additional properties |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 up to £1.5 million | 10% | 15% |
| Over £1.5 million | 12% | 17% |
From 16 December 2022 LBTT rates in Scotland:
| Purchase price of property | Stamp duty rate | Stamp duty rate for additional properties |
|---|---|---|
| Up to £145,000 | 0% | 6% |
| £145,001 to £250,000 | 2% | 8% |
| £250,001 to £325,000 | 5% | 11% |
| £325,000 to £750,000 | 10% | 16% |
| Over £750,000 | 12% | 18% |
First time buyer relief in Scotland is £175,000. Stamp duty in Scotland is known as ‘land and buildings transaction tax’ (LBTT).
Normal stamp duty rates (LTT tax) in Wales:
| Property price | LTT rate |
| Up to £225,000 | 0% |
| £225,001 up to £400,000 | 6% |
| £400,001 up to £750,000 | 7.5% |
| £750,001 up to £1.5 million | 10% |
| Over £1.5 million | 12% |
Additional property stamp duty rates (LTT) in Wales from December 11 2024:
| Property price | LTT rate for additional properties |
| Up to £180,000 | 5% |
| £180,001 up to £250,000 | 8.5% |
| £250,001 up to £400,000 | 10% |
| £400,001 up to £750,000 | 12.5% |
| £750,001 up to £1.5 million | 15% |
| The portion over £1.5 million | 17% |
Find out instantly how much stamp duty you’ll need to pay when you buy your new property with our free stamp Dduty calculator at the top of this page.
You can calculate the amount of stamp duty payable yourself by knowing about the rate payable in each band. For example, assuming you’re not a first time buyer and that you are not buying an additional property, if the agreed price of a home being purchased by an existing homeowner is £500,000, you pay:
| Stamp duty rate | Band | Amount (£) |
|---|---|---|
| 0% | £0-£125,000 | £0 |
| 2% | £125,001 – £250,000 | £2,500 |
| 5% | £250,001 – £925,000 | £12,500 (5% of £250,000) |
| Total stamp duty payable | £15,000 |
Alternatively, use our free stamp duty calculator at the top of this page to find out how much you’ll pay.
First time buyers in England and Northern Ireland do not pay stamp duty on properties that cost up to £300,000 and pay 5% on the portion from £300,001 to £500,000. However, there is no first time buyer stamp duty relief on properties over £500,000 or when buying a buy-to-let as a first time buyer.
| Purchase price of property | First time buyer stamp duty rates |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
| Over £500,000 | Normal stamp duty rates apply |
You are eligible if you and anyone else you are buying with are first-time buyers. See our guide on stamp duty for first time buyers for more information. Our stamp duty calculator will take into account if you’re a first time buyer when calculating how much stamp duty you’ll pay.
Whereas in Scotland, the starting threshold for first-time buyers is £175,000. There is no first-time buyer relief in Wales. Calculate stamp duty you’ll need to pay instantly with our handy stamp duty calculator at the top of this page.
You’ll pay a surcharge on top of your ordinary stamp duty bill if by the end of the purchase process you’ll own two or more properties, whether this is a buy to let or other second home. There is an exception if you are replacing your main home at the same time. In England and Northern Ireland, each stamp duty band is 5% higher for additional properties from October 31st, 2024.
So while the stamp duty rate is 0% for properties under £125,000, it will be 5% for additional properties. While for properties priced £125,001 to £250,000, which would face a regular stamp duty rate of 2%. If it’s an additional property, the stamp duty rate would be 7%. Find out more with our guide to the stamp duty surcharge.
Whether you’re buying a new home or a buy to let investment, you’ll want to make sure you get the best mortgage. Get fee-free advice on from our partners at award-winning brokers L&C. Start online or speak to an expert about your mortgage needs today
If you’re a non-UK resident (defined for this purpose as not present in the UK for at least 183 days – 6 months – during the 12 months before your purchase) you’ll usually pay a 2% surcharge if you’re buying a residential property in England or Northern Ireland. Although depending on your circumstances you may not have to pay this surcharge.
You have to pay stamp duty within 14 days of you completing on your property. Your conveyancing solicitor usually organises the transfer of the money on your behalf. You may be charged penalties and interest if you don’t file your return and make your payment within 14 days of completion. Calculate stamp duty you’ll need to pay instantly with our handy stamp duty calculator at the top of this page.
There are some exemptions that mean you won’t need to pay stamp duty. These include if:
But discuss this with your conveyancer to ensure you have the right and up to date advice.
Compare conveyancing quotes. Get instant quotes from quality assured firms in your local area.
Assuming you’re not a first-time buyer or buying an additional property, here’s how much you’ll pay in stamp duty by house price.
| House price | England and N.Ireland | Scotland (LBBT) | Wales |
|---|---|---|---|
| £200,000 | £0 | £1,100 | £0 |
| £300,000 | £2,500 | £4,600 | £4,500 |
| £400,000 | £7,500 | £13,350 | £10,500 |
| £500,000 | £12,500 | £23,350 | £18,000 |
Yes it is possible to appeal. Find out more stamp duty land tax penalties and the appeals process here.
The amount of stamp duty payable on a £400,000 house is £10,000 in most instances. But if you’re buying your first home, your first time buyer stamp duty bill will be £5,000. While if you’re buying an additional property and need to pay the 5% stamp duty for second homes surcharge which increased on October 31st, 2024, your stamp duty bill will be £30,000. Find out more in our guide Stamp duty for second homes explained.
This varies depending on factors including the value of your property. If you’re a UK resident buying a main residence the highest rate you’ll pay is 12%. You’ll pay a 5% surcharge for additional properties and an extra 2% if you’re a non UK resident.
Use our handy free Stamp Duty calculator at the top of this page to find out how much you’ll pay.
