UK stamp duty calculator
All four nations in one tool: SDLT for England & Northern Ireland, LBTT for Scotland, LTT for Wales, with the slice-by-slice working shown, because a number you can't check is just a claim.
Rates last verified 7 July 2026 against gov.uk, revenue.scot and gov.wales, including the 2026/27 budgets.
Where are you buying?
I'm buying as a…
SDLT owed
£0
0.0% of the purchase price
First-time buyer
£0
Home mover
£2,500
Additional
£15,000
| Slice | Rate | Tax |
|---|---|---|
| £0 to £250,000 | 0% | £0 |
ⓘ First-time buyer relief applied: 0% to £300,000, 5% on £300,001 to £500,000.
ⓘ Relief needs EVERY joint buyer to be a first-time buyer, and inherited or gifted property counts as owned. If your spouse or civil partner owns another property, the purchase is charged at the higher rates instead and relief is lost.
Quick answers
When do I actually pay stamp duty?
England & NI: your solicitor files and pays within 14 days of completion. Scotland (LBTT) and Wales (LTT): within 30 days. In practice your conveyancer collects it at completion and handles the return. But it's your legal responsibility, and you need the cash ready on top of your deposit.
I'm buying my new home before my old one sells. Do I pay the surcharge?
Yes, upfront, in all three systems: England & NI charge the extra 5%, Scotland the 8% ADS, Wales its higher-rate bands. You reclaim the difference if the old home sells within 3 years (36 months in Scotland). Budget for the higher figure; treat the refund as a bonus.
Do first-time buyers pay stamp duty in Wales or Scotland?
Wales has no first-time buyer relief at all, but pays 0% up to £225,000, which covers most first homes. Scotland raises a first-time buyer's 0% band from £145,000 to £175,000, worth up to £600.
My partner owned a house before. Am I still a first-time buyer?
For the relief, no (in England & NI): every joint buyer must be a first-timer, and owning by inheritance or gift counts. If you're married or in a civil partnership, a property owned by your spouse can also trigger the higher rates even when you buy alone.
Is stamp duty ever refundable?
The main routes: sell your previous main home within 3 years of the purchase (surcharge refund, all nations; 36 months in Scotland), or spend 183 days in the UK in a continuous 365-day period around completion (non-resident 2%, England & NI only). Claims go to HMRC / Revenue Scotland / the WRA.
Does this calculator cover every situation?
No, and we'd rather say so than quietly get it wrong. Shared ownership, new-build leaseholds with ground rent, linked purchases from the same seller, trusts, companies, six-plus dwellings and mixed-use property all have special rules that need a conveyancer or accountant.
Want the full picture: worked examples, the traps, how the bands actually work? Read the stamp duty guide, or stack a whole deal (mortgage, cashflow, yield) with our yield checker.
Education, not tax advice. Ask questions in the free Discord. Someone's usually been through exactly your situation.