Stamp Duty Calculator (SDLT) 2026/27
Calculate how much stamp duty you will pay on your property purchase. This calculator covers England & Northern Ireland (SDLT), Scotland (LBTT), and Wales (LTT), including first-time buyer relief and additional property surcharges for the 2026/27 tax year.
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About This Calculator
The Stamp Duty Calculator helps you estimate the tax you will pay when purchasing a residential property in the UK. It covers Stamp Duty Land Tax (SDLT) for England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) for Scotland, and Land Transaction Tax (LTT) for Wales.
The calculator automatically applies the correct rate bands for your chosen region, including first-time buyer relief and additional property surcharges where applicable. All rates are updated for the 2026/27 tax year.
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How to Use the Calculator
Enter the Property Price
Enter the full purchase price of the property in pounds. This is the agreed sale price, not the mortgage amount.
Select Your Location
Choose where the property is located. England and Northern Ireland use SDLT rates, Scotland uses LBTT rates, and Wales uses LTT rates. Each has different rate bands and thresholds.
Select Your Buyer Type
Choose whether you are a standard buyer, a first-time buyer (eligible for relief in England/NI and Scotland), or purchasing an additional property (which attracts a surcharge).
Calculate and View Results
Click the "Calculate" button to see your stamp duty breakdown. The results will show:
- Total Stamp Duty: The total amount of tax you will pay
- Effective Rate: The overall percentage of the property price paid as stamp duty
- Band Breakdown: A table showing how much tax is charged at each rate band
- Total Property Cost: The property price plus stamp duty combined
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Understanding SDLT Rates (England & Northern Ireland)
Stamp Duty Land Tax (SDLT) is calculated on a progressive basis. You only pay the higher rate on the portion of the property price that falls within each band, not on the entire price.
| Property Price Band | Standard Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Example: For a property priced at £300,000, stamp duty is calculated as: 0% on the first £125,000 (£0) + 2% on the next £125,000 (£2,500) + 5% on the remaining £50,000 (£2,500) = £5,000 total.
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Scotland LBTT Rates
Scotland uses the Land and Buildings Transaction Tax (LBTT) instead of SDLT. It operates on the same progressive principle but has different rate bands.
| Property Price Band | Standard Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Over £750,000 | 12% |
First-time buyers in Scotland benefit from a nil rate band up to £175,000, rather than the standard £145,000 threshold. The Additional Dwelling Supplement in Scotland is 8%.
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Wales LTT Rates
Wales uses the Land Transaction Tax (LTT) instead of SDLT. It also operates on a progressive band basis with its own rates and thresholds.
| Property Price Band | Standard Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Wales does not offer specific first-time buyer relief. The higher rate surcharge for additional properties in Wales is 4% on top of the standard rates.
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First-Time Buyer Relief
England & Northern Ireland
First-time buyers pay no stamp duty on the first £300,000 of a property priced up to £500,000. They pay 5% on the portion between £300,001 and £500,000. If the property costs more than £500,000, the relief does not apply and standard rates are used.
Scotland
First-time buyers in Scotland benefit from an increased nil rate band of £175,000 (compared to the standard £145,000). Standard LBTT rates apply above this threshold.
Wales
Wales does not currently offer specific first-time buyer relief for Land Transaction Tax. Standard LTT rates apply to all residential property purchases regardless of buyer status.
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Additional Property Surcharge
If you already own a property and are buying an additional one (such as a buy-to-let or second home), a surcharge is added on top of the standard rates for each band.
- England & Northern Ireland: 5% surcharge on all bands (including the 0% band)
- Scotland: 8% Additional Dwelling Supplement on all bands
- Wales: 4% higher rate surcharge on all bands
The surcharge means that even the portion of the property price that would normally be tax-free attracts a charge. For example, in England, the first £125,000 would be taxed at 5% instead of 0% when buying an additional property.
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Calculation Assumptions & Disclaimer
In order to create these results, we have made the following assumptions:
- Residential Property: This calculator covers residential property purchases only. Commercial property and mixed-use transactions have different rates.
- Freehold Purchase: We assume the property is being purchased as a freehold or an existing lease assignment. New leasehold transactions may have additional charges.
- 2026/27 Tax Year: The rates used are for the 2026/27 tax year. Rates and thresholds may change in future budgets.
- Individual Purchase: We assume the purchase is made by an individual, not a company or trust. Corporate purchases may attract different rates.
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