Stamp duty calculator
Work out stamp duty on a home in England or Northern Ireland, LBTT in Scotland or LTT in Wales, with first-time buyer relief and second home rates.
- Stamp Duty Land Tax
- £4,750
- on £295,000 in England and Northern Ireland
- Effective rate
- 1.61%
- of the price
- Rates used
- Standard rates
| Band | Rate | Taxed | Tax |
|---|---|---|---|
| Up to £125,000 | 0% | £125,000 | £0 |
| £125,001 to £250,000 | 2% | £125,000 | £2,500 |
| £250,001 to £925,000 | 5% | £45,000 | £2,250 |
| Total, rounded down to the pound | £4,750 | ||
Rates in force on 28 September 2026, for homes bought by individuals. England and Northern Ireland: Stamp Duty Land Tax bands and first-time buyer relief from 1 April 2025, the 5% higher rates for additional homes from 31 October 2024 and the 2% non-UK resident surcharge from 1 April 2021. Scotland: Land and Buildings Transaction Tax bands and first-time buyer relief as of 1 April 2021, and the 8% Additional Dwelling Supplement from 5 December 2024. Wales: Land Transaction Tax main rates from 10 October 2022 and higher rates from 11 December 2024. Surcharges don’t apply under £40,000. Stamp Duty Land Tax and Land and Buildings Transaction Tax are rounded down to the pound; Land Transaction Tax keeps the pence, as the Welsh Revenue Authority’s calculator does. It doesn’t cover companies, trusts, shared ownership, new leases with rent, buying several homes at once, or refunds when you sell your old home within 3 years. This is general, not about your situation.
What goes in
Choose where the home is, enter the price and say whether you’re a first-time buyer, moving home or buying an additional home such as a buy-to-let. In England and Northern Ireland you can also say you’re not a UK resident.
What the result means
You pay each rate only on the part of the price inside its band. A £295,000 home in England, bought by someone who isn’t a first-time buyer, costs £4,750: nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £45,000. The effective rate is the tax as a share of the whole price.
The rates behind it
In England and Northern Ireland, Stamp Duty Land Tax is 0% up to £125,000, then 2%, 5%, 10% and 12%, in force since 1 April 2025. First-time buyers pay nothing up to £300,000 and 5% up to £500,000, and get no relief above £500,000. Additional homes pay 5% more in every band, and buyers who aren’t UK resident pay 2% more.
In Scotland, Land and Buildings Transaction Tax starts at £145,000, or £175,000 for first-time buyers, and additional homes pay an 8% Additional Dwelling Supplement on the whole price. In Wales, Land Transaction Tax starts at £225,000, there’s no first-time buyer relief, and additional homes pay the higher rates from 5%.
Its results match HMRC’s, Revenue Scotland’s and the Welsh Revenue Authority’s own calculators for the examples we checked. This is general, not about your situation.
Sources
- Stamp Duty Land Tax: residential property rates, GOV.UK
- Higher rates of Stamp Duty Land Tax, HMRC
- Rates of Stamp Duty Land Tax for non-UK residents, HMRC
- Stamp Duty Land Tax calculator, HMRC
- LBTT residential property rates and bands, Revenue Scotland
- The Additional Dwelling Supplement, Revenue Scotland
- Land Transaction Tax rates and bands, Welsh Revenue Authority