How stamp duty is calculated
Property transaction tax works like income tax: you pay each rate only on the part of the price that falls within that band, not on the whole price. Each UK nation has its own tax. There is Stamp Duty Land Tax (SDLT) in England and Northern Ireland,Land and Buildings Transaction Tax (LBTT) in Scotland and Land Transaction Tax (LTT) in Wales.
Stamp Duty Land Tax: England & Northern Ireland
Rates in force from 1 April 2025.
| Property price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,000 – £250,000 | 2% |
| £250,000 – £925,000 | 5% |
| £925,000 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-time buyers pay:
| Property price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,000 – £500,000 | 5% |
First-time buyer relief is only available on homes costing up to £500,000.
Additional properties: an extra 5% on the whole price for additional homes costing £40,000 or more.
Non-UK residents pay an extra 2% on top.
Land and Buildings Transaction Tax: Scotland
Rates in force from 5 December 2024.
| Property price | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,000 – £250,000 | 2% |
| £250,000 – £325,000 | 5% |
| £325,000 – £750,000 | 10% |
| Over £750,000 | 12% |
First-time buyers pay:
| Property price | Rate |
|---|---|
| Up to £175,000 | 0% |
| £175,000 – £250,000 | 2% |
| £250,000 – £325,000 | 5% |
| £325,000 – £750,000 | 10% |
| Over £750,000 | 12% |
Additional Dwelling Supplement (ADS): an extra 8% on the whole price for additional homes costing £40,000 or more.
Land Transaction Tax: Wales
Rates in force from 11 December 2024.
| Property price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,000 – £400,000 | 6% |
| £400,000 – £750,000 | 7.5% |
| £750,000 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
There is no first-time buyer relief.
Additional homes pay separate higher residential rates, from 5% up to 17%.
Things to know
- Rates change at Budgets. This calculator stores every rate period with the date it took effect, so you can check a past or future completion date.
- Shared ownership, mixed-use, non-residential, company purchases and properties over £500,000 bought by companies follow different rules that this calculator doesn't cover.
- Your conveyancer will confirm the exact amount and file the return.