How stamp duty works
Stamp duty is a tax you pay when you buy property or land. It works like income tax bands: each rate only applies to the part of the price that falls inside that band, not to the whole price. So on a £295,000 home in England a home mover pays nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the last £45,000 (£2,250), which comes to £4,750.
Which tax you pay depends on where the property is. England and Northern Ireland have Stamp Duty Land Tax (SDLT), Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT). Each has its own bands and reliefs.
First-time buyers
You count as a first-time buyer if neither you nor anyone you're buying with has ever owned a home anywhere in the world, and you'll live in it as your main home. In England and NI you pay nothing up to £300,000 and 5% from £300,001 to £500,000. Over £500,000 the relief disappears completely.
Second homes, buy-to-lets and companies
Buying an additional home usually means higher rates: 5% on top of every band in England and NI, an 8% Additional Dwelling Supplement on the whole price in Scotland, and separate higher rates in Wales. Companies buying a home in England over £500,000 usually pay a flat 17%, unless a relief applies.
Current rates
England & NI (SDLT)
| Portion of price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-time buyers: 0% to £300,000, 5% to £500,000. Additional homes +5%. Non-UK residents +2%.
Scotland (LBTT)
| Portion of price | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
First-time buyers: 0% band rises to £175,000. Additional homes: 8% ADS on the whole price.
Wales (LTT)
| Portion of price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
No first-time buyer relief. Additional homes pay higher rates from 5% to 17%.
Stamp duty on popular prices
- £200,000
- £250,000
- £300,000
- £350,000
- £400,000
- £450,000
- £500,000
- £550,000
- £600,000
- £650,000
- £700,000
- £750,000
- £800,000
- £850,000
- £900,000
- £950,000
- £1,000,000
- All price guides
Frequently asked questions
How much stamp duty will I pay?
In England and Northern Ireland, home movers pay nothing on the first £125,000, then 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above that. Each rate applies only to the part of the price inside its band. Enter your price above to see the exact figure.
Do first-time buyers pay stamp duty?
In England and Northern Ireland, first-time buyers pay nothing up to £300,000 and 5% on the part from £300,001 to £500,000. If the price is over £500,000 the relief is lost and normal rates apply. In Scotland the relief raises the 0% band to £175,000. Wales has no first-time buyer relief, but nothing is due on the first £225,000.
How much is stamp duty on a second home or buy-to-let?
In England and Northern Ireland you pay 5% on top of every band when buying an additional home (unless the price is under £40,000). In Scotland the Additional Dwelling Supplement is 8% of the whole price. Wales has separate higher rates starting at 5%.
When do I have to pay stamp duty?
In England and Northern Ireland you must file a return and pay within 14 days of completion. Your solicitor or conveyancer normally does this for you. Scotland (LBTT) and Wales (LTT) have a 30-day deadline.
Is there extra stamp duty for non-UK residents?
Yes, in England and Northern Ireland buyers who are not UK resident pay a 2% surcharge on top of the normal rates. Scotland and Wales do not have this surcharge.
Can I get the higher rates refunded?
If you buy a new main home before selling your old one, you may pay the higher rates and then claim a refund if you sell the old home within 3 years (England and NI) or 36 months (Scotland and Wales). Check the rules on gov.uk, revenue.scot or gov.wales.
Is this calculator accurate?
It uses the published rates and is tested against official worked examples, but it's general information, not tax advice. Special cases (shared ownership, mixed-use property, multiple dwellings, leases and reliefs) can change the amount, so check gov.uk or ask your conveyancer.