Stamp Duty Calculator

Work out what you'd owe in England, Scotland or Wales — each nation runs its own system, with genuinely different bands, not just a different name for the same tax.

Your purchase details

£

Buying as your only or main home.

Adds a 2% surcharge in England & Northern Ireland. Scotland and Wales don't have an equivalent surcharge.

Estimated Stamp Duty
£0

Effective rate: 0%

Why the same purchase costs different amounts in each nation

England and Northern Ireland charge Stamp Duty Land Tax (SDLT). Scotland charges Land and Buildings Transaction Tax (LBTT). Wales charges Land Transaction Tax (LTT). They share the same basic shape: a banded tax, where each slice of the price is taxed at that band's rate, not the whole price at one rate, but the actual thresholds and rates are genuinely different, set separately by each government.

A few differences worth knowing:

  • Wales has no first-time buyer relief. Its starting nil-rate band (£225,000) is simply higher than England's, which is Wales's way of easing the cost for buyers generally rather than through a specific relief.
  • Scotland's additional-property supplement is a flat rate on the whole price, not banded like the standard rates; this is different from how England and Wales handle additional properties.
  • Only England and Northern Ireland charge a non-UK resident surcharge. Scotland and Wales don't have an equivalent.

What this doesn't include

  • Reliefs for unusual situations: shared ownership, multiple dwellings, or transactions involving trusts and companies can change the calculation. This tool covers standard purchases.
  • Solicitor and conveyancing fees, or the mortgage itself; see our Mortgage Calculator for that side of the cost.

This calculator gives an estimate based on current published rates and the standard rules for most residential purchases; it isn't a substitute for a formal calculation from HMRC, Revenue Scotland or the Welsh Revenue Authority, and rates can change at future Budgets. Your solicitor or conveyancer will confirm the exact figure as part of your purchase.