UK Stamp Duty calculator
Work out Stamp Duty (SDLT), LBTT, or LTT on a property purchase — for movers, first-time buyers, and additional properties, across England, Scotland, and Wales.
SDLT to pay
£2,500
Effective rate
0.71%
Total cost
£352,500
Tax-free portion
£300,000
If you were a different buyer type
Tax band breakdown
Where your property price falls in the bands:
You're currently in the 5% band, taxed at 5% on your next pound.
Share of your total tax bill from each band:
| Band | Rate | Tax due |
|---|---|---|
| £0 – £300,000 | Tax-free | £0 |
| £300,000 – £500,000 | 5% | £2,500 |
| Total | £2,500 | |
Uses England & N. Ireland (SDLT) rates effective 2025 (unchanged for 2026/27), including Wales's separate higher band table for additional properties and, in England/NI, the 2% non-UK resident surcharge. Figures are estimates for guidance only — always confirm the exact amount with your solicitor or conveyancer before completion, since some transactions (mixed-use property, multiple dwellings relief, and similar edge cases) aren't modelled here.
How UK property tax bands work
Stamp Duty (and its Scottish and Welsh equivalents) is a slice-based tax, the same way income tax works — you don't pay one rate on the whole price. Instead, each band of the price is taxed at its own rate, and only the portion of the price that falls within a band is taxed at that band's rate. That's why the "effective rate" shown above is always lower than the top rate band you fall into.
First-time buyers get a larger tax-free threshold in England, Northern Ireland, and Scotland (Wales offers no first-time buyer relief). Buying an additional property — a second home or a buy-to-let — costs more, but the two nations that use a surcharge handle it differently to Wales: in England (5%) and Scotland (8%), it's a flat percentage of the full price added on top of the standard bands, while Wales uses an entirely separate, higher-rated band table (5% up to 17%) instead of its standard bands.