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UK Stamp Duty Calculator

Calculate the tax on a home purchase in England, Northern Ireland, Scotland or Wales. Each nation has its own tax and its own bands, and anything we could not fully confirm is flagged next to your result.

Calculated in your browser. Nothing you type is sent anywhere.

Each nation has its own tax. Choose the one where the property is.

Enter the purchase price to see the tax.

Pick the nation first: England, Scotland and Wales each charge their own property tax.

Indicative estimate, not financial or tax advice.

How the calculation works

Three different taxes apply depending on where the property is. England and Northern Ireland charge Stamp Duty Land Tax (SDLT), Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). All three work in slices: the price is split into bands, each band is taxed at its own rate, and the slices are added up. You never pay the top rate on the whole price (apart from the flat surcharges described below).

Buyer type changes the bands. In England a first-time buyer pays nothing up to a threshold and a reduced rate in the next slice, but loses the relief entirely above a maximum price. In Scotland the first-time buyer relief lifts the zero-rate band. For an additional home, England adds a percentage of the whole price on top of the normal bands, Scotland adds the Additional Dwelling Supplement, and Wales switches to a higher set of bands.

The tax is shown band by band so you can check every line against the official page. A yellow notice lists the points the official pages leave open, such as the date the current English rates took effect, so you know exactly what to confirm before you rely on the figure.

Worked example

A £450,000 home in England, with the figures calculated from the bands above.

Buying a home to live in
£12,500
First-time buyer
£7,500
Additional home (adds a percentage of the whole price)
£35,000

Pick Scotland or Wales in the calculator to compare: the bands, the first-time buyer rules and the surcharges are different.

Short glossary

SDLT
Stamp Duty Land Tax: the tax on property purchases in England and Northern Ireland.
LBTT
Land and Buildings Transaction Tax: the Scottish equivalent, collected by Revenue Scotland.
LTT
Land Transaction Tax: the Welsh equivalent, collected by the Welsh Revenue Authority.
Nil-rate band
The first slice of the price, taxed at 0%.
Additional dwelling
A home bought when you will own more than one, such as a second home or buy-to-let.
Effective rate
The tax divided by the price. It is lower than the top band rate.

What this calculator does not do

  • Residential freehold purchases only. Leasehold rent, non-residential and mixed-use property, companies and trusts are not modeled.
  • The English rates page does not state an effective date. Revenue Scotland’s LBTT bands for 2026-27 and the Additional Dwelling Supplement minimum price need reconfirming.
  • The non-resident surcharge has exemptions that are not listed in our data.
  • No first-time buyer relief is applied in Wales because none is listed on the page we read.