Stamp Duty Calculator
Calculate SDLT (England & Northern Ireland), LBTT (Scotland) or LTT (Wales) — including first-time buyer relief, additional property surcharges and the non-UK resident surcharge. Figures accurate for the 2026/27 tax year.
Enter the purchase price to see the duty
Your stamp duty total and a band-by-band breakdown will appear here.
How stamp duty works in the UK
Stamp duty is a tax paid when you buy a property. In England and Northern Ireland it is called Stamp Duty Land Tax (SDLT); in Scotland it is Land and Buildings Transaction Tax (LBTT); and in Wales it is Land Transaction Tax (LTT). Each has different bands and rates, and Scotland and Wales apply their own surcharges for additional properties.
All three regimes use a banded structure: you pay the rate only on the portion of the purchase price within each band, not on the full price. First-time buyer relief raises the nil-rate threshold significantly in England (to £300,000, with a £500,000 cliff) and Scotland (to £175,000, with no upper cap and a maximum saving of £600). Wales has no first-time buyer relief for 2026/27.
Frequently asked questions
- What are the SDLT rates for 2026/27 in England?
- SDLT applies in England and Northern Ireland. For standard home movers: 0% on the first £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1,500,000; and 12% above £1,500,000. These rates apply from 1 April 2025 following the end of the temporary relief period.
- What is the first-time buyer SDLT relief for 2026/27?
- First-time buyers in England and Northern Ireland pay 0% on the first £300,000 and 5% on the portion between £300,001 and £500,000. Crucially, if the purchase price exceeds £500,000, the relief is withdrawn entirely and standard rates apply to the full price — a hard cliff. There is no first-time buyer relief for properties above £500,000.
- How does LBTT work in Scotland?
- Land and Buildings Transaction Tax (LBTT) applies in Scotland and has its own bands: 0% on the first £145,000; 2% on £145,001–£250,000; 5% on £250,001–£325,000; 10% on £325,001–£750,000; and 12% above £750,000. First-time buyers benefit from an enhanced nil-rate band of £175,000 (saving up to £600 vs standard). The Additional Dwelling Supplement (ADS) is a flat 8% surcharge on the full purchase price for second homes costing £40,000 or more.
- What is LTT in Wales?
- Land Transaction Tax (LTT) is the Welsh equivalent of stamp duty. Bands for 2026/27: 0% on the first £225,000; 6% on £225,001–£400,000; 7.5% on £400,001–£750,000; 10% on £750,001–£1,500,000; 12% above £1,500,000. Wales has no first-time buyer relief. The higher rates for additional properties start at 5% on the first £180,000.
- What is the additional property surcharge for 2026/27?
- In England (SDLT) a 5 percentage-point surcharge applies to each band when buying an additional residential property costing £40,000 or more. For example, the first £125,000 becomes 5% instead of 0%. Scotland charges a flat 8% ADS surcharge on the full purchase price. Wales has a separate higher-rate table. The surcharge is suppressed if you are replacing your main residence and sell the previous home within 36 months.