Stamp Duty Calculator
Work out stamp duty on a UK home: SDLT in England and NI, LBTT in Scotland and LTT in Wales, with first-time buyer relief and second home rates.
Reviewed by Dany, RightSums team · Updated
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personal-finance · Daily life · UK
Enter the price, where the property is and your situation to see how much stamp duty you will pay on a home bought now. The calculator uses the Stamp Duty Land Tax bands in force since 1 April 2025 for England and Northern Ireland, Land and Buildings Transaction Tax for Scotland and Land Transaction Tax for Wales. It applies first-time buyer relief where it exists, the 5% higher rates or Scotland's 8% Additional Dwelling Supplement for a second home or buy-to-let, and the 2% surcharge for non-UK residents in England and Northern Ireland. You get the bill, a band-by-band table, your effective rate, the same price for each type of buyer, how close you are to a threshold and the date the return and payment are due.
Accepted inputs
- Property price
- England or Northern Ireland, Scotland or Wales
- First-time buyer, moving home or additional property
- Non-UK resident (England and Northern Ireland)
- Completion date (optional)
Outputs
- Stamp duty to pay
- Band-by-band breakdown
- Effective tax rate
- Tax for each type of buyer at the same price
- First-time buyer saving or why relief is lost
- Threshold and refund tips
- Return and payment deadline
How to use the Stamp Duty Calculator
- Enter the price you are paying, choose where the property is and pick first-time buyer, moving home or additional property.
- The calculator splits the price into the bands for SDLT, LBTT or LTT and applies the rate for each slice, adding any surcharge that applies.
- It shows the total, your effective rate and what the same price would cost each type of buyer, so you can see what relief or a surcharge is worth.
- Add a completion date to see when the return and payment are due, which is 14 days in England and Northern Ireland and 30 days in Scotland and Wales.
Frequently asked questions
How much stamp duty will I pay on a £400,000 house?
In England or Northern Ireland you pay £10,000 if you are moving home: nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £150,000. A first-time buyer pays £5,000, and someone buying an additional property pays £30,000.
Do first-time buyers pay stamp duty in England?
Not up to £300,000. Between £300,000 and £500,000 you pay 5% on the part above £300,000. Above £500,000 the relief is lost completely, so a £510,000 home costs £15,500 in SDLT, against £10,000 at exactly £500,000.
How much is stamp duty on a second home or buy-to-let?
In England and Northern Ireland the higher rates add 5% to every band, so a £300,000 second home costs £20,000 instead of £5,000. Non-UK residents pay another 2% on top. If you are replacing your main home and sell the old one within 3 years, you can claim the extra back.
How does stamp duty work in Scotland and Wales?
Scotland charges LBTT and Wales charges LTT. On £400,000, LBTT is £13,350, or £12,750 for a first-time buyer, and £45,350 with the 8% Additional Dwelling Supplement. LTT in Wales is £10,500, and Wales has no first-time buyer relief.
When do I have to pay stamp duty?
In England and Northern Ireland the SDLT return and payment are due within 14 days of completion. In Scotland and Wales you have 30 days from the day after completion. Your solicitor or conveyancer usually files the return and pays from your funds on the day.
Sources
The rates and rules in this tool come from:
- GOV.UK: Stamp Duty Land Tax: Residential property rates
- Scottish Government: Residential property
- Welsh Government: Land Transaction Tax rates and bands
- GOV.UK: Higher rates of Stamp Duty Land Tax
- GOV.UK: Rates of Stamp Duty Land Tax for non-UK residents
- GOV.UK: SDLTM29805 - Introduction to First-Time Buyers’ relief - HMRC internal manual
- GOV.UK: Pay Stamp Duty Land Tax
- Scottish Government: LBTT3048 - First-time buyer relief
- Scottish Government: The Additional Dwelling Supplement (ADS)
- Scottish Government: ADS return, payment and amendments
- legislation.gov.uk: Land Transaction Tax and Anti-avoidance of Devolved Taxes (Wales) Act 2017
- Welsh Government: Land Transaction Tax: overview
Guides that use this tool
Terms explained
- Higher rates for additional dwellings (stamp duty surcharge): The higher rates add 5% to every Stamp Duty Land Tax band in England and Northern Ireland when a purchase leaves you owning more than one home.
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