Results are estimates for guidance only and do not constitute financial or legal advice. Stamp duty rules change frequently — always verify with HMRC, Revenue Scotland, or the Welsh Revenue Authority before completing a property transaction.
How to Use the Stamp Duty Calculator
- Enter the property price — type the full purchase price of the property you are buying or considering. This should be the agreed sale price, not the mortgage amount.
- Select your buyer type — choose "First-Time Buyer" if you have never owned property before, "Buy-to-Let / Second Home" if this is an additional property, or "Standard Purchase" for all other cases.
- Choose your region — select England/N. Ireland for SDLT, Scotland for LBTT, or Wales for LTT. Each nation uses different bands and rates.
- Click "Calculate" — the calculator shows a full band-by-band breakdown of your stamp duty liability, including the effective tax rate and total amount payable.
- Review the breakdown — each band shows the portion of the price taxed at that rate, so you can see exactly where your money goes.
How Stamp Duty Works in the UK
Stamp Duty Land Tax (SDLT) is a tax paid when you buy residential property in England and Northern Ireland above a certain price threshold. Like income tax, it is charged in bands — you only pay the higher rate on the slice of the price within each band, not on the entire purchase price. Scotland and Wales have their own equivalents with different rates and thresholds.
| Band (England) | Price Range | Standard Rate | FTB Rate |
|---|---|---|---|
| Band 1 | Up to £125,000 | 0% | 0% |
| Band 2 | £125,001 – £250,000 | 2% | 0%* |
| Band 3 | £250,001 – £425,000 | 5% | 0%* |
| Band 4 | £425,001 – £625,000 | 5% | 5%* |
| Band 5 | £625,001 – £925,000 | 5% | 5% |
| Band 6 | £925,001 – £1,500,000 | 10% | 10% |
| Band 7 | Over £1,500,000 | 12% | 12% |
* First-time buyer relief applies only to properties up to £625,000. Above that, standard rates apply.
How much is stamp duty on a £300,000 house?
For a standard purchase in England at £300,000, you pay 0% on the first £125,000, then 2% on £125,001 to £250,000 (£2,500), and 5% on £250,001 to £300,000 (£2,500). Total SDLT: £5,000. First-time buyers pay nothing up to £425,000, so the bill would be £0.
Do first-time buyers pay stamp duty?
First-time buyers in England and Northern Ireland pay no stamp duty on the first £425,000 of a property priced up to £625,000. They then pay 5% on the portion between £425,001 and £625,000. If the property exceeds £625,000, standard rates apply instead.
What is the stamp duty surcharge for second homes?
An additional 3% surcharge applies on top of standard SDLT rates for second homes and buy-to-let properties in England and Northern Ireland. This means the first £125,000 is taxed at 3% instead of 0%, and each subsequent band is 3 percentage points higher.
How is stamp duty different in Scotland?
Scotland uses Land and Buildings Transaction Tax (LBTT) instead of SDLT. The bands are: 0% up to £145,000, 2% from £145,001 to £250,000, 5% from £250,001 to £325,000, 10% from £325,001 to £750,000, and 12% above £750,000. An Additional Dwelling Supplement of 6% applies to second homes.
How is stamp duty different in Wales?
Wales uses Land Transaction Tax (LTT). The residential bands are: 0% up to £225,000, 6% from £225,001 to £400,000, 7.5% from £400,001 to £750,000, 10% from £750,001 to £1,500,000, and 12% above £1,500,000. A higher rate of 4% applies to second properties on the first band.
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