Stamp Duty Calculator 2026 (SDLT, LBTT & LTT)
Work out exactly how much stamp duty, LBTT, or Land Transaction Tax you will pay on your next property purchase. Rates changed on 1 April 2025 when the temporary Covid-era thresholds ended and the additional property surcharge in England rose to 5%. Enter your property price below for an instant breakdown.
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How this calculator works
Our stamp duty calculator applies the correct tax bands for England and Northern Ireland (SDLT), Scotland (LBTT), or Wales (LTT) based on your property price and location. You select your buyer type - first-time buyer, home mover, additional property, or non-UK resident - and the tool applies the relevant rates, reliefs, and surcharges automatically.
The calculator shows a full band-by-band breakdown so you can see exactly how much tax falls into each bracket. For first-time buyers in England, it applies the relief where eligible (properties up to £625,000). For additional properties, it adds the 5% surcharge in England, 8% in Scotland, or 4% in Wales. Non-resident surcharges are applied where they exist.
All rates reflect the latest thresholds from April 2025 onwards. Stamp duty rules can change at Budget time, so we keep this tool updated whenever HMRC, Revenue Scotland, or the Welsh Revenue Authority announce changes. These calculations are for guidance only - your solicitor or conveyancer will confirm the exact amount as part of the purchase process.
Common questions
How much is stamp duty in England in 2026?
Stamp duty in England and Northern Ireland is charged in bands. You pay nothing on the first £125,000, then 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million, and 12% on anything above that. These rates took effect from 1 April 2025 when the temporary higher thresholds ended.
Do first-time buyers pay stamp duty?
First-time buyers in England and Northern Ireland get a generous relief. You pay nothing on the first £300,000 and 5% on the portion between £300,001 and £500,000. But there is a catch: the property has to cost £625,000 or less. Go over that, and you pay the full standard rates with no relief at all.
How much is LBTT in Scotland?
Scotland has its own system called Land and Buildings Transaction Tax (LBTT). The nil-rate band covers the first £145,000, then you pay 2% up to £250,000, 5% up to £325,000, 10% up to £750,000, and 12% above that. Scotland does not currently offer a first-time buyer relief equivalent to England.
What is Land Transaction Tax in Wales?
Wales replaced stamp duty with Land Transaction Tax (LTT) in 2018. The nil-rate band is £225,000, which is the highest of the three UK systems. After that, you pay 6% up to £400,000, 7.5% up to £750,000, 10% up to £1.5 million, and 12% above that.
How much extra do I pay for a second home or buy-to-let?
If you are buying an additional property in England or Northern Ireland, you pay a 5% surcharge on top of every band. This increased from 3% to 5% in October 2024. In Scotland, the Additional Dwelling Supplement is 8%, and in Wales the higher rates surcharge is 4%. These surcharges apply from the first pound, so they add up quickly.
Is there extra stamp duty for non-UK residents?
Yes, but only in England and Northern Ireland. Non-UK residents pay an additional 2% surcharge on top of the standard rates (or on top of the additional property surcharge if that applies too). Scotland and Wales do not currently have a separate non-resident surcharge, though their additional property rates still apply.