UK stamp duty, calculated exactly
The UK has three separate property purchase taxes, not one. Type a price and see the right tax for the right nation, band by band, from each authority’s own published rates.
SDLT on a £300,000 property in England & Northern Ireland. That is an effective rate of 1.7%.
The same £300,000 home in each nation
| Nation | Tax | Authority | Payable | Effective rate |
|---|---|---|---|---|
| England & Northern Ireland | SDLT | HM Revenue & Customs | £5,000 | 1.7% |
| Scotland | LBTT | Revenue Scotland | £4,600 | 1.5% |
| Wales | LTT | Welsh Revenue Authority | £4,500 | 1.5% |
Compare every buyer type at £300,000
Compare any price across the three nations
- £100,000
- £110,000
- £120,000
- £130,000
- £140,000
- £150,000
- £160,000
- £170,000
- £180,000
- £190,000
- £200,000
- £210,000
- £220,000
- £230,000
- £240,000
- £250,000
- £260,000
- £270,000
- £280,000
- £290,000
- £300,000
- £310,000
- £320,000
- £330,000
- £340,000
- £350,000
- £360,000
- £370,000
- £380,000
- £390,000
- £400,000
- £410,000
- £420,000
- £430,000
- £440,000
- £450,000
- £460,000
- £470,000
- £480,000
- £490,000
- £500,000
- £520,000
- £540,000
- £560,000
- £580,000
- £600,000
- £650,000
- £700,000
- £750,000
- £800,000
- £850,000
- £900,000
- £950,000
- £1,000,000
- £1,100,000
- £1,200,000
- £1,300,000
- £1,400,000
- £1,500,000
- £1,600,000
- £1,700,000
- £1,800,000
- £1,900,000
- £2,000,000
- £2,250,000
- £2,500,000
- £3,000,000
By nation
England & Northern Ireland
Stamp Duty Land Tax (SDLT), collected by HM Revenue & Customs. Nothing is charged up to £125,000.
Scotland
Land and Buildings Transaction Tax (LBTT), collected by Revenue Scotland. Nothing is charged up to £145,000.
Wales
Land Transaction Tax (LTT), collected by Welsh Revenue Authority. Nothing is charged up to £225,000.
Northern Ireland
Northern Ireland uses SDLT at exactly the same rates as England, so the England & NI pages cover it.
The things most calculators get wrong
Scotland taxes second homes on the whole price
The Additional Dwelling Supplement is charged on the entire purchase price, not band by band. On a £400,000 second home that is £32,000 on its own.
England’s first-time buyer relief is a cliff
One pound over the cap and the whole relief disappears. At £500,000 a first-time buyer pays £10,000; at £500,001 they pay £15,000.
Wales has no first-time buyer relief
None at all. A Welsh first-time buyer pays the same as a home mover, offset by a higher starting threshold.
The overseas surcharge hits the zero-rate band
It adds 2 percentage points to every band in England and Northern Ireland, including bands charged at nil.
Guides
- SDLT, LBTT and LTT: the UK's three property taxes
- How stamp duty thresholds and bands actually work
- The first-time buyer cliff edge in England and Northern Ireland
- The minimum price rule for additional-property surcharges
- Scotland's Additional Dwelling Supplement explained
- Higher rates on additional properties
- The non-UK resident surcharge on English and Northern Irish property
- The High Value Council Tax Surcharge, from April 2028
- Separate income tax rates for property income
- When stamp duty is due, and who files it
- Why UK property tax rates keep changing
- Companies buying residential property
For first-time buyers and second-home buyers
- First-time buyers in England
- First-time buyers in Scotland
- First-time buyers in Wales
- Second homes in England
- Second homes in Scotland
- Second homes in Wales
How this site works
Every figure is computed from rate tables taken from HM Revenue & Customs, Revenue Scotland and the Welsh Revenue Authority, and checked against each authority’s own calculator before release. The methodology page sets out exactly how, including the cases where a small change in price produces a large change in tax.