# Stamp duty calculator

> In England and Northern Ireland, Stamp Duty Land Tax is 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1,500,000 and 12% above. First-time buyers pay nothing up to £300,000 and 5% up to £500,000; additional properties pay 5% more. A £295,000 home costs £4,750.

## Key facts
- SDLT nil-rate band: £125,000 (£300,000 for first-time buyers).
- First-time buyer relief: only for homes up to £500,000.
- Additional properties: +5% in England and NI, +8% ADS in Scotland, higher rates table in Wales.
- LBTT nil-rate band: £145,000 (£175,000 for first-time buyers).
- LTT nil-rate band: £225,000; no first-time buyer relief in Wales.

## Stamp Duty Land Tax: England and Northern Ireland

| Price from | To | Standard rate | Additional property |
| --- | --- | --- | --- |
| £0 | £125,000 | 0% | 5% |
| £125,001 | £250,000 | 2% | 7% |
| £250,001 | £925,000 | 5% | 10% |
| £925,001 | £1,500,000 | 10% | 15% |
| £1,500,001 | and over | 12% | 17% |

First-time buyers pay 0% up to £300,000 and 5% on the portion from £300,001 to £500,000. Above £500,000 the relief is lost and standard rates apply to the whole price. The higher rates for additional properties apply to purchases of £40,000 or more; non-UK residents pay a further 2%, which this calculator does not include.

## Land and Buildings Transaction Tax: Scotland

| Price from | To | Rate |
| --- | --- | --- |
| £0 | £145,000 | 0% |
| £145,001 | £250,000 | 2% |
| £250,001 | £325,000 | 5% |
| £325,001 | £750,000 | 10% |
| £750,001 | and over | 12% |

First-time buyer relief raises the nil-rate band to £175,000, worth up to £600. The Additional Dwelling Supplement (ADS) is 8% of the whole price for purchases of £40,000 or more, on top of LBTT.

## Land Transaction Tax: Wales

| Price from | To | Main rate |
| --- | --- | --- |
| £0 | £225,000 | 0% |
| £225,001 | £400,000 | 6% |
| £400,001 | £750,000 | 7.5% |
| £750,001 | £1,500,000 | 10% |
| £1,500,001 | and over | 12% |

| Price from | To | Higher rate (additional property) |
| --- | --- | --- |
| £0 | £180,000 | 5% |
| £180,001 | £250,000 | 8.5% |
| £250,001 | £400,000 | 10% |
| £400,001 | £750,000 | 12.5% |
| £750,001 | £1,500,000 | 15% |
| £1,500,001 | and over | 17% |

Wales has no first-time buyer relief. The higher residential rates apply to additional properties worth £40,000 or more.

## Stamp duty by house price

| Price | England & NI | First-time buyer (England) | Scotland | Wales |
| --- | --- | --- | --- | --- |
| [£125,000](https://www.clearpayslip.com/stamp-duty-on-125000) | £0 | £0 | £0 | £0 |
| [£150,000](https://www.clearpayslip.com/stamp-duty-on-150000) | £500 | £0 | £100 | £0 |
| [£175,000](https://www.clearpayslip.com/stamp-duty-on-175000) | £1,000 | £0 | £600 | £0 |
| [£200,000](https://www.clearpayslip.com/stamp-duty-on-200000) | £1,500 | £0 | £1,100 | £0 |
| [£225,000](https://www.clearpayslip.com/stamp-duty-on-225000) | £2,000 | £0 | £1,600 | £0 |
| [£250,000](https://www.clearpayslip.com/stamp-duty-on-250000) | £2,500 | £0 | £2,100 | £1,500 |
| [£275,000](https://www.clearpayslip.com/stamp-duty-on-275000) | £3,750 | £0 | £3,350 | £3,000 |
| [£300,000](https://www.clearpayslip.com/stamp-duty-on-300000) | £5,000 | £0 | £4,600 | £4,500 |
| [£325,000](https://www.clearpayslip.com/stamp-duty-on-325000) | £6,250 | £1,250 | £5,850 | £6,000 |
| [£350,000](https://www.clearpayslip.com/stamp-duty-on-350000) | £7,500 | £2,500 | £8,350 | £7,500 |
| [£375,000](https://www.clearpayslip.com/stamp-duty-on-375000) | £8,750 | £3,750 | £10,850 | £9,000 |
| [£400,000](https://www.clearpayslip.com/stamp-duty-on-400000) | £10,000 | £5,000 | £13,350 | £10,500 |
| [£425,000](https://www.clearpayslip.com/stamp-duty-on-425000) | £11,250 | £6,250 | £15,850 | £12,375 |
| [£450,000](https://www.clearpayslip.com/stamp-duty-on-450000) | £12,500 | £7,500 | £18,350 | £14,250 |
| [£475,000](https://www.clearpayslip.com/stamp-duty-on-475000) | £13,750 | £8,750 | £20,850 | £16,125 |
| [£500,000](https://www.clearpayslip.com/stamp-duty-on-500000) | £15,000 | £10,000 | £23,350 | £18,000 |
| [£550,000](https://www.clearpayslip.com/stamp-duty-on-550000) | £17,500 | £17,500 | £28,350 | £21,750 |
| [£600,000](https://www.clearpayslip.com/stamp-duty-on-600000) | £20,000 | £20,000 | £33,350 | £25,500 |
| [£650,000](https://www.clearpayslip.com/stamp-duty-on-650000) | £22,500 | £22,500 | £38,350 | £29,250 |
| [£700,000](https://www.clearpayslip.com/stamp-duty-on-700000) | £25,000 | £25,000 | £43,350 | £33,000 |
| [£750,000](https://www.clearpayslip.com/stamp-duty-on-750000) | £27,500 | £27,500 | £48,350 | £36,750 |
| [£800,000](https://www.clearpayslip.com/stamp-duty-on-800000) | £30,000 | £30,000 | £54,350 | £41,750 |
| [£850,000](https://www.clearpayslip.com/stamp-duty-on-850000) | £32,500 | £32,500 | £60,350 | £46,750 |
| [£900,000](https://www.clearpayslip.com/stamp-duty-on-900000) | £35,000 | £35,000 | £66,350 | £51,750 |
| [£950,000](https://www.clearpayslip.com/stamp-duty-on-950000) | £38,750 | £38,750 | £72,350 | £56,750 |
| [£1,000,000](https://www.clearpayslip.com/stamp-duty-on-1000000) | £43,750 | £43,750 | £78,350 | £61,750 |
| [£1,250,000](https://www.clearpayslip.com/stamp-duty-on-1250000) | £68,750 | £68,750 | £108,350 | £86,750 |
| [£1,500,000](https://www.clearpayslip.com/stamp-duty-on-1500000) | £93,750 | £93,750 | £138,350 | £111,750 |
| [£2,000,000](https://www.clearpayslip.com/stamp-duty-on-2000000) | £153,750 | £153,750 | £198,350 | £171,750 |

- [Take-home pay calculator](https://www.clearpayslip.com)
- [Open data: stamp duty by price](https://www.clearpayslip.com/open-data)

## Frequently asked questions
### How much is stamp duty for first-time buyers?
In England and Northern Ireland, nothing up to £300,000 and 5% on the part between £300,000 and £500,000, so a £400,000 home costs £5,000. Above £500,000 you pay standard rates.

### How much stamp duty do I pay on a second home?
In England and Northern Ireland, standard rates plus 5% of the whole price. A £300,000 buy-to-let costs £20,000. In Scotland the ADS is 8%; Wales has its own higher rates.

### When do I pay stamp duty?
In England and Northern Ireland you must file the SDLT return and pay within 14 days of completion, even if no tax is due. Scotland and Wales set their own deadlines through Revenue Scotland and the Welsh Revenue Authority. Your solicitor or conveyancer usually files and pays for you.

### Does Northern Ireland have its own stamp duty?
No. Northern Ireland uses Stamp Duty Land Tax, the same as England. Scotland (LBTT) and Wales (LTT) have their own taxes.

## Official sources
- [Stamp Duty Land Tax: residential property rates (GOV.UK)](https://www.gov.uk/stamp-duty-land-tax/residential-property-rates)
- [Higher rates of Stamp Duty Land Tax (HMRC)](https://www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property)
- [LBTT residential property rates and bands (Revenue Scotland)](https://revenue.scot/taxes/land-buildings-transaction-tax/residential-property)
- [Land Transaction Tax rates and bands (Welsh Government)](https://www.gov.wales/land-transaction-tax-rates-and-bands)

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ClearPayslip · Updated on 2026-10-22 · https://www.clearpayslip.com/stamp-duty