Stamp duty calculator
Stamp Duty Calculator 2026/27
Estimate the tax due on your property purchase across England & Northern Ireland, Wales or Scotland — with a clear band-by-band breakdown and first-time buyer relief.Work out SDLT on your property purchase.
Enter the purchase price before any fees.
Total stamp duty
Effective rate: 0.83% of the purchase price
Price vs duty
Band breakdown
| Band | Rate | Taxable | Tax |
|---|---|---|---|
| Up to £250,000 | 0% | £250,000 | £0 |
| £250,001 - £925,000 | 5% | £50,000 | £2,500 |
| £925,001 - £1.5m | 10% | £0 | £0 |
| Above £1.5m | 12% | £0 | £0 |
| Total | £300,000 | £2,500 |
Based on 2026/27 rates. Verify with HMRC before completing your purchase.
What is Stamp Duty?
Stamp Duty Land Tax (SDLT) is a tiered tax you pay when purchasing a property or land in England and Northern Ireland. The amount you owe depends on the purchase price and whether you are a first-time buyer, buying a main residence, or purchasing a second home. Scotland uses a separate system called the Land and Buildings Transaction Tax (LBTT), while Wales uses the Land Transaction Tax (LTT). The rates and thresholds differ across all three systems, so it is essential to use the right calculator for your location. Stamp duty is usually paid on completion and must be filed with HMRC (or Revenue Scotland / Welsh Revenue Authority) within 14 days.
Stamp Duty for First-Time Buyers
First-time buyers in England and Northern Ireland benefit from an enhanced nil-rate band of £425,000, meaning you pay no stamp duty on the first £425,000 of a property purchase. Between £425,001 and £625,000 you pay 5%, and above £625,000 the standard rates apply. This relief can save first-time buyers thousands of pounds compared to existing homeowners. In Scotland, first-time buyers get a higher nil-rate band of £175,000 under LBTT. Wales does not currently offer a first-time buyer relief — all buyers pay the same LTT rates. To qualify as a first-time buyer, you (and anyone else you are buying with) must never have owned a residential property anywhere in the world.
Stamp Duty Rates Table
England & Northern Ireland (SDLT) — Main residence:
| Property Price | Standard Rate | First-Time Buyer |
|---|---|---|
| Up to £250,000 | 0% | 0% |
| £250,001 – £425,000 | 5% | 0% |
| £425,001 – £625,000 | 5% | 5% |
| £625,001 – £925,000 | 10% | 10% |
| £925,001 – £1,500,000 | 10% | 10% |
| Over £1,500,000 | 12% | 12% |
Frequently asked questions
How much is stamp duty on a house in 2026/27?
In England & Northern Ireland you pay no stamp duty on the first £250,000 (up to £425,000 for first-time buyers), then 5% up to £925,000, 10% up to £1.5m and 12% above that. Wales (LTT) and Scotland (LBTT) use their own bands — select the right location above to see the exact figures.
Do first-time buyers pay stamp duty?
In England & Northern Ireland, first-time buyers pay no stamp duty on properties up to £425,000 and a reduced rate up to £625,000. In Scotland the LBTT zero band is raised to £175,000 for first-time buyers. Wales does not offer a first-time buyer relief.
How does Scottish stamp duty (LBTT) differ from England?
Scotland's Land and Buildings Transaction Tax (LBTT) starts at 0% up to £145,000 (or £175,000 for first-time buyers), then 2%, 5%, 10% and 12% on higher bands. Buying an additional residential property in Scotland also triggers a 6% Additional Dwelling Supplement.
Do buy-to-let buyers pay a surcharge?
Yes. Buying a second home or buy-to-let property in England & Northern Ireland adds 3% to every band, and in Scotland a 6% Additional Dwelling Supplement applies. Non-UK residents buying in England & Northern Ireland pay an extra 2% surcharge.
Important note
Calculations are estimates based on 2026/27 rates. Not financial advice. Always confirm the final figure with HMRC, Revenue Scotland or the Welsh Revenue Authority before completing your purchase.
Buying a property? Here's what else to think about
Stamp duty is one cost among many when buying a home. These are the other pieces people often look at alongside the tax bill — especially if you're a first-time buyer or adding to your portfolio.
Speak to a mortgage broker
A whole-of-market broker can compare mortgage deals from multiple lenders and help you understand what you can borrow. Advice is usually free to you — the lender pays the broker.
Compare mortgage brokers
Compare conveyancing quotes
Conveyancing is the legal work behind a property purchase — searches, contracts, land registry. Comparing quotes upfront can save you hundreds, and most solicitors offer a fixed fee.
Compare conveyancers
First-time buyer savings
If you're saving for your first deposit, a Lifetime ISA (LISA) gives you a 25% government bonus on up to £4,000 a year. High-interest savings accounts and Help to Buy alternatives are also worth comparing.
Compare first-time buyer accounts
Check your rental yield
Buying to let? Work out the gross and net rental yield on the property to see whether the numbers stack up after mortgage interest, agent fees and maintenance.
Calculate rental yield
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