Stamp Duty Calculator
Find out exactly how much stamp duty you will pay on your property purchase. Covers England, Wales, and Scotland with first-time buyer relief and additional property surcharges.
Updated with the latest rates from April 2025. Enter your property price for an instant band-by-band breakdown.
Property Details
Stamp Duty (SDLT)
| Band | Rate | Tax |
|---|---|---|
| Up to £300,000 | 0% | £0 |
No stamp duty to pay as a first-time buyer on properties up to 300,000.
Calculated using published rates from April 2025. These figures are for residential property purchases only. Always confirm with your solicitor before completion.
How Stamp Duty Works
Stamp duty is a tax you pay when buying a residential property above a certain price. It works on a banded system, not a flat rate.
Banded, not flat
Stamp duty is calculated in bands, similar to income tax. You only pay each rate on the portion of the price within that band, not on the entire purchase price. A property at 300,000 does not attract 5% on the full amount.
Different names, same idea
In England and Northern Ireland it is called Stamp Duty Land Tax (SDLT). Wales uses Land Transaction Tax (LTT), and Scotland uses Land and Buildings Transaction Tax (LBTT). Each has its own rates and thresholds.
Paid on completion
Stamp duty is due within 14 days of completing your property purchase. Your solicitor or conveyancer will usually handle the payment and file the return on your behalf as part of the conveyancing process.
Only on the purchase price
Stamp duty applies to the price you pay for the property, not the mortgage amount. If you buy a 400,000 property with a 40,000 deposit, stamp duty is calculated on the full 400,000.
First-Time Buyer Relief
If you are buying your first home, you may qualify for reduced stamp duty rates depending on where the property is located.
England & NI: 0% up to 300,000
First-time buyers in England and Northern Ireland pay no stamp duty on the first 300,000 of the purchase price. Between 300,001 and 500,000, you pay 5%. No relief is available on properties over 500,000.
Scotland: 0% up to 175,000
First-time buyers in Scotland benefit from an increased nil-rate band of 175,000 instead of the standard 145,000. Standard LBTT rates apply above that threshold.
Wales: no FTB relief
Wales does not currently offer first-time buyer relief under its Land Transaction Tax system. All buyers pay the same rates regardless of whether it is their first property.
Additional Property Surcharge
If you already own a property and are buying another one, an extra surcharge is added on top of the standard rates.
England & NI: +3%
A 3% surcharge applies on top of every band when purchasing a second home, buy-to-let, or any additional residential property in England and Northern Ireland.
Wales: +4%
Wales applies a 4% surcharge on all bands for additional properties under its Land Transaction Tax system, making it the highest surcharge in England and Wales.
Scotland: +6%
Scotland applies a 6% Additional Dwelling Supplement on all purchases of additional residential properties, the highest surcharge across the UK.
England vs Wales vs Scotland
Each nation sets its own property tax rates and thresholds. Here is how they compare at a glance.
England & Northern Ireland
- Called Stamp Duty Land Tax (SDLT)
- 0% threshold: 125,000 (standard) / 300,000 (FTB)
- Top rate: 12% above 1,500,000
- Additional property surcharge: 3%
Wales
- Called Land Transaction Tax (LTT)
- 0% threshold: 225,000 for all buyers
- Top rate: 12% above 1,500,000
- Additional property surcharge: 4%
- No first-time buyer relief
Scotland
- Called LBTT
- 0% threshold: 145,000 (standard) / 175,000 (FTB)
- Top rate: 12% above 750,000
- Additional property surcharge: 6%
Frequently Asked Questions
How much is stamp duty on a 300,000 house?
For a standard purchase in England, stamp duty on a 300,000 property is 2,500. For a first-time buyer, it is 0 because the entire amount falls within the 300,000 nil-rate band.
Do first time buyers pay stamp duty?
In England and Northern Ireland, first-time buyers pay no stamp duty on properties up to 300,000, and a reduced rate on properties up to 500,000. In Wales, there is no first-time buyer relief so all buyers pay the standard Land Transaction Tax rates.
When do I pay stamp duty?
Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor or conveyancer handles the payment and files the stamp duty return with HMRC on your behalf as part of the conveyancing process.
Is stamp duty different in Wales?
Yes. Wales uses Land Transaction Tax (LTT) instead of Stamp Duty Land Tax. It has different thresholds and rates, a higher 4% surcharge for additional properties, and no first-time buyer relief. The 0% band is higher at 225,000 compared to 125,000 in England.
Now Find Out How Much You Can Borrow
Stamp duty is just one part of the picture. Check how much 60+ UK lenders will actually offer you — no credit search required.
