Free calculator · 2026/27 rates

Stamp duty calculator: SDLT, LBTT and LTT

Stamp duty is charged in slices: you pay each rate only on the part of the price inside that band. On a £350,000 home in England a mover pays £7,500, a first-time buyer £2,500 and a second-home buyer £25,000. In Scotland it is £8,350 LBTT and in Wales £7,500 LTT. Enter your price and situation below.

Your purchase

Purchase price

Where is the property?

England / NIScotlandWales

I am a first-time buyerEveryone buying must be a first-time buyer and live in the property.

This is an additional propertySecond home or buy-to-let. Higher rates apply.

Rates as at

Stamp Duty Land Tax

SDLT to pay

£5,000

Effective rate

1.67%

How the £5,000 is made up
Band	Rate	Amount in band	Tax
£0 to £125,000	0%	£125,000	£0
£125,000 to £250,000	2%	£125,000	£2,500
£250,000 to £925,000	5%	£50,000	£2,500
£925,000 to £1,500,000	10%	£0	£0
£1,500,000 to above	12%	£0	£0
Total SDLT			£5,000

How is stamp duty calculated?

All three UK property taxes are progressive. The price is split into bands and each band is taxed at its own rate, so buying a home just over a threshold does not tax the whole price at the higher rate. England and Northern Ireland use Stamp Duty Land Tax (SDLT), Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). The bands below apply to residential purchases completing in the 2026/27 tax year.

SDLT standard residential rates, 2026/27
Portion of price	Rate
Up to £125,000	0%
£125,001 to £250,000	2%
£250,001 to £925,000	5%
£925,001 to £1,500,000	10%
Above £1,500,000	12%

SDLT first-time buyer rates, 2026/27
Portion of price	Rate
Up to £300,000	0%
£300,001 to £500,000	5%

LBTT standard residential rates, 2026/27
Portion of price	Rate
Up to £145,000	0%
£145,001 to £250,000	2%
£250,001 to £325,000	5%
£325,001 to £750,000	10%
Above £750,000	12%

LTT standard residential rates, 2026/27
Portion of price	Rate
Up to £225,000	0%
£225,001 to £400,000	6%
£400,001 to £750,000	7.5%
£750,001 to £1,500,000	10%
Above £1,500,000	12%

LTT higher residential rates (additional properties), 2026/27
Portion of price	Rate
Up to £180,000	5%
£180,001 to £250,000	8.5%
£250,001 to £400,000	10%
£400,001 to £750,000	12.5%
£750,001 to £1,500,000	15%
Above £1,500,000	17%

Worked example: £350,000 in England

A home mover pays nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £100,000 (£5,000), a total of £7,500. A first-time buyer pays nothing on the first £300,000 and 5% on the last £50,000: £2,500. Someone buying it as a second home adds 5% of the full price (£17,500) to the standard £7,500, paying £25,000.

What do buyers get wrong about stamp duty?

Assuming first-time buyer relief has no upper limit. In England it disappears completely above £500,000; a £500,001 purchase pays full standard rates.
Both buyers must be first-time buyers. If one of a couple has owned property anywhere in the world before, the relief is lost.
Forgetting the surcharge applies when you still own your old home. If completion dates overlap you pay the higher rate and reclaim it after the old home sells.
Using English rates for Scotland or Wales. LBTT and LTT have different thresholds; Wales has no first-time buyer relief at all.

Once you have your stamp duty figure, see how much an overpayment could save on the mortgage with the mortgage overpayment calculator.

Frequently asked questions

How much is stamp duty on a £300,000 house?

In England or Northern Ireland a home mover pays £5,000: nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £50,000. A first-time buyer pays nothing because the price is within the £300,000 relief threshold. In Scotland the LBTT is £4,600 and in Wales the LTT is £4,500.

What is the stamp duty threshold for first-time buyers?

First-time buyers in England and Northern Ireland pay no SDLT up to £300,000 and 5% between that and £500,000. Above £500,000 the relief is lost entirely. In Scotland the nil-rate band rises from £145,000 to £175,000. Wales has no first-time buyer relief.

How much extra stamp duty do you pay on a second home?

In England and Northern Ireland an extra 5% is added to every band, which works out as 5% of the whole price. Scotland charges an 8% Additional Dwelling Supplement on the whole price. Wales uses a separate set of higher rates starting at 5%. It applies to any property over £40,000 when you already own a home.

When do you pay stamp duty?

SDLT must be paid within 14 days of completion in England and Northern Ireland, and your solicitor normally files the return and pays it for you. In Scotland the LBTT return is due within 30 days and in Wales the LTT return within 30 days. You cannot usually add it to your mortgage, so budget for it as cash.

Can you get the second home surcharge refunded?

Yes, if the property becomes your only home because you sell your previous main residence within three years of buying the new one (18 months in Scotland). You claim the refund from HMRC, Revenue Scotland or the Welsh Revenue Authority after the sale completes.