Stamp Duty Calculator
Use this Stamp Duty calculator to instantly find out how much Stamp Duty Land Tax (SDLT) you'll pay on a property purchase in England or Northern Ireland, Land and Buildings Transaction Tax (LBTT) in Scotland, or Land Transaction Tax (LTT) in Wales. Includes first-time buyer relief and additional property surcharges.
Educational estimate. Calculator results are for planning and information only, not financial, tax, medical, legal, or engineering advice. Verify important decisions with official sources or a qualified professional.
Stamp Duty Calculator
UK SDLT, LBTT & LTT (2026 rates)
📐 Formula & Method
England & NI — SDLT Rates from 1 April 2025
SDLT is calculated on a slice basis. First-time buyers pay 0% up to £300,000 and 5% on £300,001–£500,000; purchases above £500,000 use the standard rates. Additional properties pay 5 percentage points above the standard rates. Non-UK residents usually pay a further 2 percentage points.
Scotland — LBTT Residential Rates
Additional Dwelling Supplement (ADS) is 8% on the total price for additional dwellings of £40,000 or more. First-time buyer relief raises the 0% threshold to £175,000.
Wales — LTT Main and Higher Residential Rates
Main residential rates are shown. Additional properties use separate higher residential rates from 11 December 2024: 5%, 8.5%, 10%, 12.5%, 15%, and 17% by band.
📋 How to Use
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1
Enter the full property purchase price.
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2
Select your buyer type — first-time buyer, standard purchase, or additional property.
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Select the country — England/NI, Scotland, or Wales each have different rules.
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Click Calculate to see the total stamp duty, tax by band, and effective rate.
🧮 Worked Examples
England standard purchase
Standard residential purchase in England or Northern Ireland for £350,000.
Wales additional property
Higher residential rates from 11 December 2024 on a £260,000 second home.
UK Stamp Duty Explained (Current 2026 Rules)
Stamp Duty Land Tax (SDLT) is paid by the buyer when purchasing residential property or land in England and Northern Ireland. It works on a tiered, slice basis. Under rates from 1 April 2025, a £350,000 standard residential purchase is taxed as: 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £100,000, for total SDLT of £7,500.
First-time buyers in England and Northern Ireland currently pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. If the purchase price is above £500,000, first-time buyer relief is not available and the standard rates apply.
Additional residential properties in England and Northern Ireland use rates 5 percentage points above the standard SDLT bands. Non-UK residents usually pay a further 2 percentage points on residential purchases in England and Northern Ireland.
Scotland has Land and Buildings Transaction Tax (LBTT), including an 8% Additional Dwelling Supplement (ADS) on relevant additional dwellings. Wales uses Land Transaction Tax (LTT); additional properties use separate higher residential bands from 11 December 2024 rather than a flat add-on to the main rates.
🔬 Methodology & Accuracy
Formula: Applies the current residential SDLT/LBTT/LTT bands on a slice basis. England and Northern Ireland use SDLT rates from 1 April 2025; Scotland applies LBTT plus ADS where selected; Wales applies main or higher residential LTT bands depending on buyer type.
Data sources: GOV.UK SDLT residential property rates: https://www.gov.uk/stamp-duty-land-tax/residential-property-rates; GOV.UK higher rates: https://www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property; Revenue Scotland LBTT guidance: https://revenue.scot/taxes/land-buildings-transaction-tax; Welsh Revenue Authority LTT rates: https://www.gov.wales/land-transaction-tax-rates-and-bands
Last reviewed: June 2026 · Accuracy: Results are precise to two decimal places using IEEE-754 double-precision arithmetic. Intended for educational and planning use only.
For informational purposes only. Results are estimates based on the inputs and formulas provided. For financial, tax, medical, or legal decisions, consult a qualified professional. Rates and regulations change — always verify current figures with official sources.