Enter your property details below to calculate exactly how much Stamp Duty you'll pay — with a full band-by-band breakdown. All three UK tax systems covered.
Stamp Duty is calculated on a sliding scale — different rates apply to different portions of the purchase price, not the whole amount.
Rates below apply from 1 April 2025, following the reversion to pre-September 2022 levels.
| Property value band | Standard rate | First-time buyer | Additional property |
|---|---|---|---|
| Up to £125,000 | 0% | 0% | 5% |
| £125,001 – £250,000 | 2% | 0% * | 7% |
| £250,001 – £925,000 | 5% | 5% * | 10% |
| £925,001 – £1,500,000 | 10% | 10% | 15% |
| Over £1,500,000 | 12% | 12% | 17% |
* First-time buyer nil-rate applies up to £300,000. 5% applies from £300,001–£500,000. Over £500,000, standard rates apply in full. Additional property surcharge of 5% raised from 3% in October 2024.
An Additional Dwelling Supplement (ADS) of 8% applies to the full purchase price for additional properties — raised from 6% in December 2024.
| Property value band | Standard rate | First-time buyer |
|---|---|---|
| Up to £145,000 | 0% | 0% (up to £175,000) |
| £145,001 – £250,000 | 2% | 2% (from £175,001) |
| £250,001 – £325,000 | 5% | 5% |
| £325,001 – £750,000 | 10% | 10% |
| Over £750,000 | 12% | 12% |
ADS: 8% on the full purchase price, in addition to LBTT.
Verify with Revenue Scotland ↗
Wales does not currently offer first-time buyer relief — standard rates apply regardless of whether you've owned property before.
Standard residential rates (all buyers)
| Property value band | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Verify with the Welsh Revenue Authority ↗
Stamp duty is a tax you pay when buying a residential or commercial property above a certain price threshold. In England and Northern Ireland it's called SDLT. Scotland has LBTT and Wales has LTT. The buyer pays — not the seller. It's due within 14 days of completion in England, and 30 days in Scotland and Wales.
Yes. The temporary SDLT relief introduced in September 2022 ended on 31 March 2025. From 1 April 2025, the nil-rate threshold for standard buyers reverted from £250,000 to £125,000. For first-time buyers, the nil-rate threshold fell from £425,000 back to £300,000, and the maximum property price for FTB relief dropped from £625,000 to £500,000.
In England, first-time buyers pay no SDLT on properties up to £300,000. On properties between £300,001 and £500,000, only the portion above £300,000 is taxed at 5%. If the property costs more than £500,000, standard rates apply in full. In Scotland, first-time buyer relief raises the nil-rate LBTT threshold to £175,000. In Wales, there is no first-time buyer LTT relief.
In England, purchasing an additional residential property incurs a 5% surcharge on every SDLT band — raised from 3% in October 2024. In Scotland, an Additional Dwelling Supplement (ADS) of 8% is charged on the entire purchase price on top of normal LBTT — raised from 6% in December 2024. In Wales, a separate Higher Residential Rates band structure applies.
Stamp duty must be paid within 14 days of completing your property purchase in England and Northern Ireland. In Scotland (LBTT) and Wales (LTT), payment is due within 30 days of completion. Your solicitor typically handles this on your behalf.
Stamp Duty generally cannot be added to your mortgage directly, as most lenders only lend against the property value. You should plan to have Stamp Duty available as a separate cash cost alongside your deposit and solicitor's fees.
You now know your stamp duty bill. The next step is checking whether you can comfortably afford the mortgage on top of it — monthly repayments, arrangement fees, and all other upfront costs. A whole-of-market mortgage broker can search hundreds of lenders, give you a realistic borrowing figure, and secure a Decision in Principle before you make an offer. It costs nothing and leaves no mark on your credit file. Want a full breakdown of how stamp duty works? Read our Stamp Duty guide.
Find an FCA-authorised broker ↗Always check your broker is registered on the FCA Financial Services Register before proceeding.
Stamp Duty is usually one part of a bigger financial picture. These tools and guides help you see the full cost of your purchase.