Stamp duty rates 2026/27
England & Northern Ireland (SDLT): 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above. First-time buyers pay 0% up to £300,000 and 5% up to £500,000 (no relief above £500,000). Additional properties pay 5% more in every band and non-UK residents pay a further 2%.
Scotland (LBTT): 0% to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000, 12% above. First-time buyers get a £175,000 nil band. The Additional Dwelling Supplement is 8% of the whole price.
Wales (LTT): 0% to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5m, 12% above. Higher residential rates apply to additional properties. Wales has no first-time buyer relief.
Worked example
A £295,000 home in England (not a first-time buyer): 0% on £125,000 + 2% on £125,000 (£2,500) + 5% on £45,000 (£2,250) = £4,750, matching the GOV.UK example.
Frequently asked questions
Do first-time buyers pay stamp duty in England?
Not on the first £300,000. You pay 5% on the portion from £300,001 to £500,000. If the price is over £500,000, normal rates apply.
How much is stamp duty on a second home?
In England/NI add 5% to every band. In Scotland add 8% of the full price (ADS). In Wales the higher residential rates apply.
How to use the Stamp Duty Calculator
- Enter your figures (price, salary, profit or dates) in the calculator above.
- Pick the options that match you, such as your UK nation, buyer type or plan.
- Read the breakdown: the tool shows each band or step, not just the total.
- Check the worked example and table below to sanity-check the result.
- Confirm big decisions with GOV.UK, HMRC or a qualified adviser.
Why use this Stamp Duty Calculator
Official 2026/27 rates
Rates and thresholds taken from GOV.UK and devolved government sites.
Band-by-band breakdown
See exactly how each slice is worked out.
UK nations
Handles differences between England, Scotland, Wales and NI where they apply.
Private
Your numbers never leave your browser.
Works on mobile
Responsive layout for phones and tablets.
Instant
No forms to submit, no sign-up.
Stamp Duty Calculator: chart and reference data
England/NI standard England/NI first-time buyer Scotland LBTT Wales LTT
Source: GOV.UK – SDLT rates, Revenue Scotland, Welsh Revenue Authority
| Price | England/NI | England/NI first-time buyer | Scotland (LBTT) | Wales (LTT) |
|---|---|---|---|---|
| £150,000 | £500 | £0 | £100 | £0 |
| £250,000 | £2,500 | £0 | £2,100 | £1,500 |
| £295,000 | £4,750 | £0 | £4,350 | £4,200 |
| £350,000 | £7,500 | £2,500 | £8,350 | £7,500 |
| £450,000 | £12,500 | £7,500 | £18,350 | £14,250 |
| £500,000 | £15,000 | £10,000 | £23,350 | £18,000 |
| £750,000 | £27,500 | £27,500 | £48,350 | £36,750 |
| £1,000,000 | £43,750 | £43,750 | £78,350 | £61,750 |
Stamp Duty Calculator compared with the alternatives
| Option | Uses current rates | Shows breakdown | Cost |
|---|---|---|---|
| This calculator | 2026/27 GOV.UK rates | Yes, band by band | Free |
| GOV.UK official tools | Yes | Partly | Free |
| Accountant / adviser | Yes | Yes, personalised | Paid |
| Old spreadsheets | Often out of date | Depends | Free |
Who uses it in the UK
- Budgeting before a job offer, house purchase or new car
- Checking a payslip, SMP letter or redundancy offer
- Freelancers and small businesses planning tax bills
- Comparing options side by side before speaking to an adviser
More questions
When do I have to pay stamp duty?
In England and Northern Ireland the SDLT return must be sent and the tax paid within 14 days of completion. Your solicitor or conveyancer usually does this for you.
Is stamp duty charged on the whole price?
No. SDLT, LBTT and LTT are charged in slices, like income tax. Each rate only applies to the part of the price inside that band.
Do I pay stamp duty on a shared ownership home?
There are special rules. You can choose to pay on the full market value or in stages. See the GOV.UK shared ownership guidance before you complete.
Can I get the higher rates refunded?
In England and NI, if you replace your main home and sell the old one within 3 years, you may be able to claim back the 5% surcharge.
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Sources
- GOV.UK – Stamp Duty Land Tax residential rates
- Revenue Scotland – LBTT rates
- GOV.WALES – LTT rates and bands
Disclaimer: This calculator gives an estimate using official 2026/27 rates published on GOV.UK and devolved government sites (checked October 2026). It is not financial, tax or legal advice and may not cover every situation. Always check with the official source, HMRC, your lender or a qualified adviser before making decisions.