UK home-buying guide
How much stamp duty will I pay?
The answer depends on the property price, its UK nation and your position after completion. Work through those three facts before applying the tax bands.
Choose the nation
SDLT, LBTT and LTT have different rates and reliefs.
Set the price
Each rate applies only to the slice inside its band.
Check buyer status
First-home, replacement-home and additional-property rules differ.
Check exceptions
Residency, companies, leases and reliefs can change the bill.
The UK has three property-purchase taxes
England and Northern Ireland
Stamp Duty Land Tax, normally shortened to SDLT.
Scotland
Land and Buildings Transaction Tax, or LBTT.
Wales
Land Transaction Tax, or LTT.
The shared principle
Each system charges rising rates on portions of the price rather than one rate on the whole amount.
England and Northern Ireland standard rates
For a single residential property, the current SDLT bands are:
| Portion of purchase price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
A standard £350,000 purchase therefore produces £7,500 of SDLT: nothing on the first £125,000, £2,500 on the next £125,000 and £5,000 on the final £100,000.
First-time buyer relief is conditional
In England and Northern Ireland, every buyer must qualify and intend to occupy the property as a main residence. The relief applies when the price is no more than £500,000: 0% on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the price exceeds £500,000, the standard rates apply to the full transaction.
Scotland raises the LBTT nil-rate band from £145,000 to £175,000 for an eligible first-time buyer, reducing the tax by up to £600. Wales does not use a separate first-time buyer rate.
Additional-property charges are substantial
In England and Northern Ireland, buying an additional residential property usually adds 5 percentage points to each SDLT band. Scotland's Additional Dwelling Supplement is 8% of the relevant consideration where it applies. Wales uses a separate set of higher residential rates, starting at 5% on the portion up to £180,000.
Scotland and Wales use different standard bands
Scotland's standard residential nil-rate band is £145,000, followed by 2%, 5%, 10% and 12% bands. Wales's standard residential nil-rate band is £225,000, followed by 6%, 7.5%, 10% and 12% bands. Use the correct national calculator rather than adapting an England figure.
This guide covers ordinary residential purchases. Non-resident surcharges, companies, trusts, mixed-use property, linked transactions, leases and specialist reliefs need transaction-specific checks.
Work out the band calculation
The free calculator covers the standard, first-time buyer and additional-property routes for England, Northern Ireland, Scotland and Wales.
Stamp-duty questions
Is the highest rate applied to the whole price?
No. Each rate is applied only to the portion of the price within that band.
Does a first-time buyer always pay nothing?
No. The purchase price, the status of every buyer and the national relief rules all matter.
Is the calculator the final legal bill?
No. It is a planning figure for ordinary purchases. Your solicitor or conveyancer should confirm the treatment of the actual transaction.