Stamp duty calculator
Work out the tax on buying a home: Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland, or Land Transaction Tax in Wales. It covers first-time buyers, moving home and second homes or buy-to-lets, and shows the tax band by band.
Updates as you type. Runs in your browser. Nothing you enter is stored or sent.
How this calculator works
All three taxes are charged in bands, like Income Tax: each rate applies only to the part of the price that falls in its band, and the amounts are added up. A £300,000 home in England, if you're moving home, pays nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £50,000 (£2,500): £5,000 in total.
- England and Northern Ireland use Stamp Duty Land Tax (SDLT), collected by HMRC.
- Scotland uses Land and Buildings Transaction Tax (LBTT), collected by Revenue Scotland.
- Wales uses Land Transaction Tax (LTT), collected by the Welsh Revenue Authority.
The calculator picks the right bands for where the property is and who's buying, works through them, and rounds the total down to the pound. The "saving" box compares with what a home mover would pay, so first-time buyers see their relief and second-home buyers see the extra.
Current rates
Tips
- It's due quickly. You must file the return and pay within 14 days of completion in England and Northern Ireland, and within 30 days in Scotland and Wales. Your solicitor or conveyancer usually does it.
- Replacing your main home? If you buy a new home before selling the old one, you pay the higher rates at first but can claim them back if you sell the old home within 3 years (England and Northern Ireland and Wales) or 36 months (Scotland).
- First-time buyer relief has a price cap in England and Northern Ireland: over £500,000 you pay the normal rates on the whole price. Wales has no first-time buyer relief, but its tax-free band is £225,000 for everyone.
- Budget for the rest. Stamp duty is one of several costs: add solicitor's fees, searches, survey, mortgage fees and removals. The mortgage overpayment calculator helps once you've moved in.
- Companies, shared ownership, mixed-use and leasehold rent follow different rules. Use the official calculators linked below for those.
Frequently asked questions
How much is stamp duty on a £300,000 house?
In England or Northern Ireland: nothing for a first-time buyer, £5,000 if you're moving home, and £20,000 for a second home or buy-to-let. In Scotland it's £4,600 for a mover and in Wales £4,500.
Do first-time buyers pay stamp duty?
In England and Northern Ireland, not on the first £300,000, then 5% up to £500,000; above £500,000 the relief doesn't apply. In Scotland first-time buyers pay nothing on the first £175,000. Wales has no special relief, but nobody pays LTT on the first £225,000.
What is the stamp duty surcharge on second homes?
In England and Northern Ireland it's 5% on top of every band, from 31 October 2024. Scotland charges an Additional Dwelling Supplement of 8% of the whole price. Wales has its own higher rates, starting at 5%. They usually apply to properties of £40,000 or more when you'll own more than one home.
What counts as a first-time buyer?
Someone who has never owned a home, or a share of one, anywhere in the world, including through inheritance, and who will live in the property as their main home. If you buy with someone, you both have to qualify.
Is stamp duty the same in Northern Ireland?
Yes. Northern Ireland uses the same Stamp Duty Land Tax as England, with the same rates and reliefs.
Does it include the non-resident surcharge?
Yes, for England and Northern Ireland: tick "I'm not a UK resident" to add 2% to every band. Scotland and Wales don't have one.
Does it save or send what I type?
No. Everything is worked out in your browser, and nothing is stored or sent anywhere.
Results are estimates for illustration only and aren't financial, tax or legal advice. They cover a single residential purchase by individuals, not companies, linked transactions, shared ownership, leases with rent or mixed-use property. Rates are from GOV.UK, Revenue Scotland and the Welsh Government, checked November 2026. Check with your conveyancer or the official SDLT, LBTT and LTT calculators before you rely on them.