How much Stamp Duty will you pay?

The tax a buyer pays on a property purchase in England or Northern Ireland above a threshold. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT) instead — different bands, different reliefs, which is why this calculator asks where the property is.

Scotland's LBTT has its own bands — 0% to £145,000, then 2%, 5%, 10% and 12% — and taxes a mid-priced home more heavily than SDLT does. First-time buyers get a nil-rate band of £175,000 with no price cap, worth up to £600. Buying an additional home adds the Additional Dwelling Supplement: 8% of the whole purchase price, on top of the bands, on anything £40,000 or more.

Wales's LTT starts at a higher threshold — nothing to pay up to £225,000, then 6%, 7.5%, 10% and 12% — but has no first-time buyer relief at all. Second homes and buy-to-let pay a separate higher-rates table from the first pound, starting at 5% and rising to 17%, on purchases of £40,000 or more.

Within 14 days of completion for SDLT; LBTT and LTT returns are due within 30 days. In practice your solicitor or conveyancer files the return and pays the tax out of the completion money — it is one of the disbursements on the conveyancing bill.

In England and Northern Ireland, nothing up to £300,000 and 5% on the slice from £300,001 to £500,000; above £500,000 the relief disappears entirely. In Scotland the nil band rises to £175,000 whatever the price. In Wales there is no relief — a first purchase pays the main rates.

Any residential property you own anywhere in the world at the end of the day of completion that is not being replaced as your main home — a buy-to-let, a holiday home, a flat you kept. England and Northern Ireland add 5% to every band; Scotland adds 8% of the whole price; Wales switches to its higher-rates table.

Choose "Commercial" above. Non-residential and mixed-use purchases — shops, offices, agricultural land, a flat above a shop bought together — use their own bands in each nation, and buyer type makes no difference to them. Leases are taxed on the rent as well and are not covered here.

The bands were checked against the official gov.uk, Revenue Scotland and Welsh Government pages on 2 September 2026 and the Scottish rates are confirmed unchanged for 2026/27. Thresholds move at Budgets; your conveyancer will file the return at whatever the rate is on the day you complete.