Stamp Duty Calculator
Estimate the property purchase tax you will pay in England, Scotland or Wales, including first-time buyer relief and the second-home surcharge.
Stamp Duty Land Tax (SDLT) to pay
£7,500
England & Northern Ireland · effective rate 2.14%
- £0 to £125,000 at 0%
- £0
- £125,000 to £250,000 at 2%
- £2,500
- £250,000 to £350,000 at 5%
- £5,000
- Total
- £7,500
How is stamp duty calculated in the UK?
Property purchase tax is charged in bands, like Income Tax. You pay a rate only on the portion of the price that falls within each band, not on the whole price at a single rate. The tax has different names across the UK: Stamp Duty Land Tax (SDLT) in England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) in Scotland, and Land Transaction Tax (LTT) in Wales.
From 1 April 2025, SDLT in England starts at 0% up to £125,000, then 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above that. Scotland and Wales have their own thresholds, which this calculator applies automatically when you choose a jurisdiction.
First-time buyers and additional properties
First-time buyers in England pay no SDLT on the first £300,000, provided the property costs £500,000 or less. Scotland offers first-time buyer relief with a higher nil-rate band, while Wales does not offer a first-time buyer scheme.
If you are buying a second home or buy-to-let, a surcharge is added to every band, 5% in England and Wales and 8% in Scotland. Select the additional property option to include it.
Worked example
A £350,000 home in England bought by a non-first-time buyer attracts 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £100,000 (£5,000), a total of £7,500.
A first-time buyer paying the same price would owe just £2,500, because they pay nothing up to £300,000 and 5% only on the £50,000 above it.
Please note: This is an estimate for a standard residential purchase and is not tax or legal advice. Confirm the exact amount with your conveyancer or the relevant tax authority before you commit.
Frequently asked questions
Which UK nations does this cover?
It covers England and Northern Ireland (SDLT), Scotland (LBTT) and Wales (LTT). Choose the relevant jurisdiction to apply the correct bands.
Who counts as a first-time buyer?
Generally someone who has never owned a home anywhere in the world. Relief rules and price caps vary by nation, so check the official guidance if you are close to a threshold.
What is the additional property surcharge?
An extra charge on second homes and buy-to-let purchases, added to every band. It is 5% in England and Wales and 8% in Scotland at current rates.
Are the 2025 rate changes included?
Yes. The England figures reflect the thresholds that apply from 1 April 2025.
Is this the exact tax I will pay?
It is a close estimate for a standard residential purchase. Unusual purchases, reliefs and linked transactions can change the figure, so confirm with your solicitor.
Figures last reviewed on 13 August 2025.
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