United Kingdom · 2026/27
UK Stamp Duty Calculator
Work out the tax on buying a home across all three UK regimes — SDLT (England & Northern Ireland), LBTT (Scotland) and LTT (Wales) — with first-time-buyer relief, the additional-property surcharge and the non-resident surcharge, shown band by band.
📘Estimate for residential purchases, 2026/27. Stamp duty is devolved, so the rules differ by nation. This covers standard residential rates; it doesn't model leasehold/rent, mixed-use, the 17% company charge or reliefs like multiple-dwellings. Verify against the official calculators before relying on it.
Stamp duty is different in each nation
There's no single UK stamp duty. England and Northern Ireland use Stamp Duty Land Tax (SDLT), Scotland uses Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). Each is charged in slices — you pay the rate for each band only on the part of the price that falls in it — but the thresholds and rates differ, and so do the reliefs.
First-time buyers and second homes
In England & NI, first-time buyers pay nothing up to £300,000 (then 5% to £500,000, with no relief above that). Scotland lifts the nil-rate band to £175,000 for first-time buyers; Wales has no first-time-buyer relief. Buying an additional property triggers a surcharge — an extra 5% on every SDLT band, an 8% Additional Dwelling Supplement on the whole price in Scotland, or Wales's higher-rate table.
Frequently asked questions
How much stamp duty will I pay?
Enter your price, nation and buyer type above for an exact, band-by-band figure. The slice system means only the portion of the price in each band is taxed at that band's rate.
What's the surcharge on a second home?
England & NI add 5% to every band; Scotland adds an 8% supplement on the whole price; Wales uses a separate higher-rate table. It usually applies if you'll own more than one property at completion.
Can I reclaim the surcharge?
If you paid the surcharge because you hadn't yet sold your previous main home, you can often reclaim it if you sell within the time limit. Beware of unsolicited "stamp duty refund" firms — see our
stamp duty guide.
Related
Educational estimate — not tax advice. Standard residential rates, 2026/27. England & NI SDLT: 0/2/5/10/12% (nil to £125k), first-time-buyer relief to £300k/£500k, +5% additional-property surcharge, +2% non-resident surcharge. Scotland LBTT: 0/2/5/10/12%, first-time relief to £175k, 8% ADS. Wales LTT: main 0/6/7.5/10/12% (no first-time relief) and a higher-rate table for additional property. It doesn't cover leasehold/rent, mixed-use, multiple-dwellings relief or corporate purchases. Always confirm with the official calculators at
GOV.UK,
Revenue Scotland or the
Welsh Revenue Authority before relying on a figure.