Enter your property price, region and buyer type — get your exact SDLT, LBTT or LTT figure instantly, including second-home and first-time-buyer rates.
ℹ️ Disclaimer: This tool provides information only and does not constitute tax or legal advice. For a binding figure, consult a solicitor/conveyancer or use the official HMRC SDLT calculator.
Stamp Duty Rates 2026 — England & Northern Ireland (SDLT)
Standard SDLT rates apply to your only or main residence. First-time buyers get relief up to £500,000. Second homes and buy-to-lets pay a 5 percentage point surcharge on every band.
Band
Standard rate
First-time buyer
Second home / BTL
Up to £125,000
0%
0% (up to £300k)
5%
£125,001 – £250,000
2%
0% (up to £300k)
7%
£250,001 – £300,000
5%
0%
10%
£300,001 – £500,000
5%
5%
10%
£500,001 – £925,000
5%
5% (no relief)*
10%
£925,001 – £1.5m
10%
10%*
15%
Above £1.5m
12%
12%*
17%
*First-time buyer relief does not apply at all above £500,000 — standard rates apply to the whole price. Non-UK residents pay an additional 2% surcharge on top of any of the above.
Stamp Duty Rates — Scotland (LBTT) & Wales (LTT)
Scotland and Wales set their own residential property tax bands, separate from SDLT.
Scotland (LBTT)
Rate
Wales (LTT)
Rate
Up to £145,000
0%
Up to £225,000
0%
£145,001 – £250,000
2%
£225,001 – £400,000
6%
£250,001 – £325,000
5%
£400,001 – £750,000
7.5%
£325,001 – £750,000
10%
£750,001 – £1.5m
10%
Above £750,000
12%
Above £1.5m
12%
Scotland's Additional Dwelling Supplement (ADS) adds a flat 8% of the whole price for second homes/buy-to-lets. Wales has no first-time buyer relief and its higher rate for additional properties starts at 5% with no nil-rate band.
How much is stamp duty? By property price
Worked examples for England & Northern Ireland (SDLT), using the 2026 bands. For an exact figure on any price — or for Scotland and Wales — use the calculator above.
Rates shown reflect current published thresholds. Always confirm the exact figure with your conveyancer or the official HMRC calculator before exchange.
Frequently Asked Questions
In England/NI, SDLT is 0% up to £125,000, 2% up to £250,000, 5% up to £925,000, 10% up to £1.5m, and 12% above. First-time buyers pay 0% up to £300,000. Second homes/buy-to-lets pay an extra 5 percentage points on every band. Scotland (LBTT) and Wales (LTT) use different bands — select your region in the calculator above.
Yes. England/NI adds a 5 percentage point surcharge on every band for any additional residential property costing £40,000 or more. Scotland charges a flat 8% Additional Dwelling Supplement. Wales uses separate higher rates from 5% with no nil-rate band. The ADS/surcharge is refundable in Scotland if you sell your previous home within 36 months.
Yes, in specific situations: selling your previous main home within 36 months of paying the second-home surcharge, missed Multiple Dwellings Relief on a qualifying purchase, or an incorrectly applied surcharge. Use our stamp duty refund calculator to check your situation.
In England/NI, first-time buyers pay 0% up to £300,000 and 5% between £300,001–£500,000. No relief applies above £500,000. Wales has no first-time buyer relief. Scotland raises the LBTT nil-rate band to £175,000 for first-time buyers, saving up to £600.
Enter your property price, pick your region (England/NI, Scotland or Wales) and your buyer type (main home, first-time buyer, or additional property) in the calculator above — it applies the current bands and any surcharge and shows the exact figure. The "by property price" table further up gives worked England/NI examples from £125,000 to £1,000,000.
In England/NI, a £400,000 main home costs £10,000 in SDLT. A first-time buyer pays £5,000. A second home or buy-to-let pays £30,000 (the 5-point surcharge on every band). Non-UK residents add a further 2%. Scotland (LBTT) and Wales (LTT) differ — use the calculator above with your region selected.
Transparency & Methodology
SD
Stamp Duty Calculator
Independent, Open-Source Estimator
An independent calculator that applies published HMRC (SDLT), Revenue Scotland (LBTT) and Welsh Revenue Authority (LTT) band rates deterministically — no manual price entry, no AI-generated estimate, and no connection to HMRC, Revenue Scotland or the Welsh Revenue Authority.
Figures are public statutory rates published by HMRC, Revenue Scotland and the Welsh Revenue Authority (see the "How This Calculator Works" section above for exact bands and formulas). For a binding figure, use the official HMRC SDLT calculator.
Not Tax or Legal Advice
This tool is not a solicitor, conveyancer or tax adviser and provides information only. Before exchange, consult a solicitor/conveyancer or a chartered tax adviser (search the CIOT register).
Open Source
The calculation code and page generator are public. Inspect the formulas or suggest improvements on GitHub.