Stamp Duty Calculator UK 2026: SDLT, LBTT & LTT for Every Buyer
SDLT, LBTT and LTT for main homes, first-time buyers and additional properties — from the current government tables, with the totals for common prices.
Stamp duty, estimated
Rates verified against gov.uk, revenue.scot and gov.wales (checked 2026-08-29). Freehold residential purchase. Not advice.
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One calculator for every buyer and all three nations. Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland, Land Transaction Tax in Wales — with first-time-buyer relief, the main-home rates, and the additional-property surcharge, each from the government’s own current tables. Pick your nation and buyer type; the bands and the total update as you type.
England & NI: what you pay in 2026
SDLT is banded: 0% up to £125,000, then 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% on the slice to £500,000; above that the relief disappears. Anyone who will own two homes at completion pays the 5% higher rates on every band (refundable if the old home sells within 36 months — see the refund calculator). Non-UK residents add 2%.
Stamp duty on common prices (England & NI)
| Price | Main home | First-time buyer | Additional property |
|---|---|---|---|
| £200,000 | £1,500 | £0 | £11,500 |
| £250,000 | £2,500 | £0 | £15,000 |
| £300,000 | £5,000 | £0 | £20,000 |
| £350,000 | £7,500 | £2,500 | £25,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £500,000 | £15,000 | £10,000 | £40,000 |
| £600,000 | £20,000 | £20,000 | £50,000 |
| £750,000 | £27,500 | £27,500 | £65,000 |
| £1,000,000 | £43,750 | £43,750 | £93,750 |
Computed from the current SDLT tables at build time; Scotland and Wales differ — use the calculator above.
Scotland and Wales
Scotland’s LBTT starts at £145,000 (first-time buyers £175,000) and adds an 8% Additional Dwelling Supplement on second homes. Wales’s LTT starts at £225,000, has no first-time-buyer relief, and uses a separate higher-rate table for additional properties. Our nation guides: Scotland · Wales · England.
When is it paid, and by whom
Your solicitor files the return and pays within 14 days of completion; the tax is the buyer’s. It cannot be added to the mortgage in most cases, so budget for it in cash. Landlords: the surcharge is not deductible against rental income, but it is part of the acquisition cost when you eventually work out Capital Gains Tax.
Moving home with two properties briefly
If you complete on the new home before the old one sells, you pay the higher rates and reclaim them once the old home goes within 36 months. The refund calculator gives the amount and the claim deadline.
Bands, reliefs and surcharges re-checked against gov.uk, revenue.scot and gov.wales 2026-08-29; SDLT surcharge and refund rules re-read 4 September 2026. General information, not advice.
Asked constantly
As a main-home buyer, £5,000 (2% on the £125,000–£250,000 slice plus 5% on the next £50,000). A first-time buyer pays nothing up to £300,000. An additional-property buyer pays the 5% surcharge on every band on top.
In England and NI: nothing up to £300,000 and 5% on the portion between £300,000 and £500,000; no relief above £500,000. Scotland's first-time buyer threshold is £175,000. Wales has no first-time buyer relief.
Yes — different taxes, bands and surcharges: LBTT in Scotland (8% Additional Dwelling Supplement) and LTT in Wales (its own higher-rate table). The calculator switches tables when you change nation.
Only in the replacement-home case: you paid the higher rates because you still owned your old home, and you then sell it within 36 months. Use the refund calculator for the amount and the 12-month claim deadline.
Sources
The primary documents this page is built from. Links checked 5 September 2026.
- Stamp Duty Land Tax: residential property rates — GOV.UK
- HMRC Stamp Duty Land Tax calculator — HMRC
- Land and Buildings Transaction Tax — Revenue Scotland
- Land Transaction Tax rates and bands — Welsh Government