Stamp duty calculator: England, Wales and Scotland

The tax on buying a home depends on where it is. England and Northern Ireland charge Stamp Duty Land Tax, Wales charges Land Transaction Tax and Scotland charges Land and Buildings Transaction Tax, each with its own bands and reliefs. Choose where the property is to see the tax, band by band.

Where is the property?

England or Northern IrelandWalesScotland

Purchase price, £

The price you're paying for the home.

Which describes you?

Moving home, or buying my only homeFirst-time buyer, buying my main homeBuying an additional property (a second home or buy-to-let)

Is any buyer not resident in the UK?

For SDLT, not resident means not in the UK for at least 183 days in the 12 months before buying.

NoYes

The SDLT on this purchase

Enter the price to see the tax, worked out band by band.

The same price, three different taxes

What each nation charges on a home, at today's rates, worked by this calculator.

Moving home

Price	England and Northern Ireland	Wales	Scotland
£250,000	£2,500	£1,500	£2,100
£400,000	£10,000	£10,500	£13,350
£600,000	£20,000	£25,500	£33,350

First-time buyer

Price	England and Northern Ireland	Wales	Scotland
£250,000	£0	£1,500	£1,500
£400,000	£5,000	£10,500	£12,750
£600,000	£20,000	£25,500	£32,750

Additional property

Price	England and Northern Ireland	Wales	Scotland
£250,000	£15,000	£14,950	£22,100
£400,000	£30,000	£29,950	£45,350
£600,000	£50,000	£54,950	£81,350

Additional property in Scotland includes the 8% Additional Dwelling Supplement. None of these figures include the 2% surcharge some non-UK residents pay in England and Northern Ireland.

Each nation in detail

Stamp Duty Land Tax calculator (England and Northern Ireland): the rates, worked examples and the rules that change the figure.
Land Transaction Tax calculator (Wales): the rates, worked examples and the rules that change the figure.
Land and Buildings Transaction Tax calculator (Scotland): the rates, worked examples and the rules that change the figure.
SDLT on a new commercial lease: the tax on the rent and any premium.

Questions

Is stamp duty the same across the UK?

No. Stamp Duty Land Tax applies in England and Northern Ireland. Scotland has had Land and Buildings Transaction Tax since 1 April 2015, and Wales has had Land Transaction Tax since 1 April 2018. Each has its own bands, reliefs and surcharges.

Which tax applies to my purchase?

The one for the place where the property is, not where you live. If you're unsure whether a property near the border is in Wales, the Welsh Revenue Authority has a postcode checker.

Which nations have first-time buyer relief?

England and Northern Ireland (nothing to pay up to £300,000, on a price of £500,000 or less) and Scotland (a nil rate band of £175,000, saving up to £600). Wales has no first-time buyer relief.

What do I pay on a second home or buy-to-let?

In England and Northern Ireland, 5% more on every band. In Wales, the higher residential rates, from 5% to 17%. In Scotland, the 8% Additional Dwelling Supplement on the whole price, on top of LBTT. In each, the extra charge doesn't apply below £40,000.

Who pays the tax and when?

The buyer. In England and Northern Ireland the return and tax are due within 14 days of completion; in Wales, within 30 days of the day after completion. A solicitor or conveyancer usually files the return and pays the tax for you.

Sources

Rates checked against these sources on 17 October 2026. Updated 17 October 2026. This is a calculation, not advice: Instrukt is not a law firm or a tax adviser.