Stamp Duty Calculator UK 2025–26

Current UK Stamp Duty Rates at a Glance

Based on 2025–26 published rate schedules. Each jurisdiction has its own nil-rate threshold — the band boundaries differ between SDLT, LBTT and LTT.

SDLT — England & Northern Ireland

Stamp Duty Land Tax is managed by HMRC and applies to residential property purchases in England and Northern Ireland. The current bands, effective from 1 April 2025, charge 0% on the first £125,000, then 2% on the next £125,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million, and 12% on any amount above £1.5 million.

First-time buyers benefit from a higher nil-rate band of £300,000 and pay 5% on the portion up to £500,000 — but only if the total purchase price does not exceed £500,000. If it does, standard rates apply to the full amount.

Buyers of additional dwellings (second homes, buy-to-let) pay a 5% surcharge on the entire purchase price from the first pound (raised from 3% on 31 October 2024). Non-UK residents pay a further 2% surcharge on top of everything else, and limited companies / non-natural persons pay a flat 17% above £500,000.

LBTT — Scotland

Land and Buildings Transaction Tax replaced SDLT in Scotland from April 2015 and is managed by Revenue Scotland. The standard nil-rate band covers the first £145,000, with rates of 2% up to £250,000, 5% up to £325,000, 10% up to £750,000, and 12% above £750,000.

First-time buyers in Scotland get a nil-rate band of £175,000 instead of £145,000, saving up to £600 compared to standard rates. Unlike England, there is no purchase price cap for first-time buyer relief.

Scotland's Additional Dwelling Supplement is currently 8% of the total price (raised from 6% on 5 December 2024) — the highest second-home surcharge in the UK. This applies to second homes and buy-to-let purchases from the first pound.

LTT — Wales

Land Transaction Tax replaced SDLT in Wales from April 2018 and is managed by the Welsh Revenue Authority. Wales has the highest nil-rate threshold at £225,000, making lower-value purchases more affordable. Above that, rates are 6% up to £400,000, 7.5% up to £750,000, 10% up to £1.5 million, and 12% above £1.5 million.

Wales does not currently offer specific first-time buyer relief on LTT. However, the higher nil-rate band of £225,000 means many first-time purchases attract little or no tax regardless.

For additional dwellings in Wales, the WRA replaced the old flat +4% supplement with a banded higher-rate table on 11 December 2024. Higher residential rates run 5% / 8.5% / 10% / 12.5% / 15% / 17% across the bands at £180,000 / £250,000 / £400,000 / £750,000 / £1.5m thresholds.

Comparison: Tax on a £450,000 Property

Indicative figures for a £450,000 residential property based on 2025–26 rates. Confirm with your solicitor before relying on these amounts.

How Stamp Duty Works: Key Concepts

Progressive (Tiered) System

All three UK property taxes work on a progressive basis. You do not pay the top rate on the entire purchase price — you pay each rate only on the portion of the price that falls within that band. This is similar to how income tax works: moving into a higher band does not increase the tax on the amount already covered by lower bands.

First-Time Buyer Relief

In England and Northern Ireland, first-time buyer relief raises the nil-rate threshold to £300,000 and charges 5% on the next £200,000, but only applies if the purchase price is £500,000 or below. In Scotland, the nil-rate band is extended from £145,000 to £175,000 with no price cap. Wales does not offer separate first-time buyer relief, though the higher nil-rate band of £225,000 benefits all buyers.

Additional Dwelling Surcharge

Buying a second home or investment property triggers higher rates on the full purchase price. As of late 2024 this is 5% in England & Northern Ireland (raised from 3% on 31 October 2024), 8% in Scotland (raised from 6% on 5 December 2024), and a banded higher-rate table in Wales (effective 11 December 2024) running 5% / 8.5% / 10% / 12.5% / 15% / 17%. The higher rates are added on top of the standard banded rates from the first pound, making buy-to-let and second home purchases significantly more expensive.

Non-UK Resident Surcharge

Since April 2021, non-UK residents purchasing residential property in England or Northern Ireland pay an additional 2% surcharge on the entire purchase price. This applies on top of both the standard rates and any additional dwelling surcharge. Scotland and Wales do not currently impose an equivalent non-resident surcharge.

Stamp Duty History and Recent Changes

UK stamp duty rates have changed significantly over the past few years. During the COVID-19 pandemic, a temporary stamp duty holiday raised the nil-rate band to £500,000 in England and Northern Ireland from July 2020 to June 2021, saving buyers up to £15,000. Similar temporary reliefs were offered in Scotland and Wales.

In September 2022, the government raised the standard nil-rate band from £125,000 to £250,000 and the first-time buyer nil-rate from £300,000 to £425,000, but these were temporary measures that reverted on 1 April 2025. The current rates therefore reflect the long-standing thresholds.

Scotland's Additional Dwelling Supplement was increased twice in quick succession: from 4% to 6% in December 2022 and again from 6% to 8% on 5 December 2024 — making it the highest second-home surcharge in the UK. England raised its equivalent SDLT surcharge from 3% to 5% on 31 October 2024, and Wales replaced its flat +4% LTT supplement with a banded higher-rate table on 11 December 2024.

How to Pay Stamp Duty

In practice, you rarely pay stamp duty yourself. Your solicitor or conveyancer will file the return and arrange payment on your behalf. In England and Northern Ireland, the SDLT return must be filed with HMRC within 14 days of completion. In Scotland, the LBTT return goes to Revenue Scotland within 30 days. In Wales, the LTT return is filed with the Welsh Revenue Authority within 30 days.

Even if no tax is due (for example, a purchase below the nil-rate threshold), a return may still need to be filed. Your solicitor will advise on whether a nil return is required in your specific case.