Stamp duty calculator
Work out the tax on a property purchase anywhere in the UK, including first-time buyer relief and the additional property rules.
Rates taken from the official source and last checked on 1 August 2026.
Four nations, three different taxes
Property purchase tax is devolved, so the rules depend on where the property is rather than where you live. England and Northern Ireland share Stamp Duty Land Tax. Scotland has Land and Buildings Transaction Tax. Wales has Land Transaction Tax. Thresholds, rates and reliefs differ in all three.
Each one works in bands, in the same way income tax does. A rate applies only to the part of the price inside its band, so crossing a threshold never taxes the whole purchase at the higher rate.
A worked example: £300,000, three answers by nation
A £300,000 home bought as your only property costs £5,000 in tax in England or Northern Ireland, £4,600 in Scotland and £4,500 in Wales. Same house price, three different bills, before anyone's circumstances enter into it.
Make it an additional property and the gap widens sharply: £20,000 in England and Northern Ireland, £28,600 in Scotland (the Additional Dwelling Supplement applies to the whole price), and £19,950 in Wales, where a separate higher-rate table replaces the main bands entirely. A first-time buyer in England pays £0 on the same purchase.
Every figure in this example is computed from the same rate tables the calculator uses, so when a Budget moves a threshold, the example moves with it.
First-time buyer relief has a cliff edge
In England and Northern Ireland the relief stops completely above a set purchase price. A first-time buyer just under that price pays a reduced amount; the same buyer a pound over pays standard rates on the whole purchase. Scotland handles it as a raised nil-rate band with no cut-off, and Wales offers no first-time buyer relief at all.
Where these figures come from
Bands are held as data with a source link and a check date for each nation, and the rates are read from that file rather than written into the calculation. Rates usually change at the start of a tax year or at a Budget, and the check dates on this page show when each set was last verified against the official source.
Want the answer for a specific price without touching a form? The stamp duty by house price pages work every common figure from £100,000 to £2 million through all three regimes. Buying your first home? The first-time buyer calculator covers the relief rules in all three regimes. Buying a second property, start with the second home calculator, and if you have since sold your old main home, the refund page shows what you can claim back. Working out what you can borrow as well? The mortgage repayment calculator covers the monthly cost.
Common questions
Is stamp duty the same across the UK?
No, and this is where most calculators go wrong. England and Northern Ireland charge Stamp Duty Land Tax, Scotland charges Land and Buildings Transaction Tax, and Wales charges Land Transaction Tax. The names, the thresholds and the first-time buyer rules all differ.
How do the bands work?
Like income tax. Each rate applies only to the slice of the price inside that band, so a purchase just over a threshold is only taxed at the higher rate on the amount above it.
Do first-time buyers always pay less?
Not everywhere, and not at every price. Wales has no first-time buyer relief at all. In England and Northern Ireland the relief disappears completely above a set price, so a buyer just over that line pays standard rates on the whole purchase.
When is the surcharge on additional properties charged?
When you end up owning more than one residential property, which covers buy to let and second homes. It is added to every band including the tax-free one, so it applies to the whole price rather than the top slice.
When do I have to pay it?
Within a short window after completion, and in practice the conveyancer files the return and takes the money as part of completion. The deadline differs by nation, so check the relevant revenue authority.