gov stamp duty calculator

What is stamp duty?

Stamp duty is a property transaction tax. The amount you pay depends on where the property is located, the purchase price, and your circumstances (for example, if you are a first-time buyer or buying an additional property).

In the UK, different regions use different systems:

• England & Northern Ireland: SDLT (Stamp Duty Land Tax)
• Scotland: LBTT (Land and Buildings Transaction Tax)
• Wales: LTT (Land Transaction Tax)

How this gov stamp duty calculator works

This tool uses progressive tax bands. That means each part of your property price is taxed at the rate for that slice, not one rate for the full amount.

Example of progressive tax

If a tax system says 0% up to £250,000 and 5% above that, a £300,000 purchase does not pay 5% on the full £300,000. It pays:

• 0% on the first £250,000
• 5% on the remaining £50,000

Rates used in this calculator

The calculator uses a practical residential rate structure for quick planning. Always verify final amounts with official government sources before exchange or completion.

England & Northern Ireland (SDLT) standard residential bands

• 0% up to £250,000
• 5% from £250,001 to £925,000
• 10% from £925,001 to £1.5 million
• 12% above £1.5 million

First-time buyer relief (England & Northern Ireland)

• 0% up to £425,000
• 5% from £425,001 to £625,000
• No relief if purchase price is above £625,000

Scotland (LBTT) standard residential bands

• 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
• 12% above £750,000

Wales (LTT) standard residential bands

• 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 £1.5 million
• 12% above £1.5 million

Additional property rules

Buying a second home or buy-to-let usually costs more tax:

• England & Northern Ireland: an additional property surcharge is applied in this calculator.
• Scotland: ADS surcharge is added on top of standard LBTT.
• Wales: higher residential rates apply instead of standard rates.

Costs to budget beyond stamp duty

Stamp duty is only one part of a purchase budget. You should also plan for:

• Solicitor or conveyancing fees
• Survey and valuation costs
• Mortgage arrangement and broker fees
• Searches and Land Registry costs
• Moving and setup costs

Common mistakes buyers make

1) Using the wrong region

Tax is based on property location, not your home address.

2) Forgetting the additional property surcharge

Many buyers under-budget by skipping this step for second homes and investment properties.

3) Assuming first-time buyer relief always applies

Relief has eligibility criteria and purchase price limits. If those are not met, standard rates apply.

Final word

A reliable stamp duty estimate helps you avoid last-minute funding stress. Use this calculator early, then confirm figures with your conveyancer and the latest official guidance before completion.