Enter the price, choose where the home is and which kind of buyer you are. The calculator works out the tax on the purchase at the rates in force on 11 November 2026: Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland and Land Transaction Tax in Wales. In England and Wales it adds the HM Land Registry fee. Add your solicitor’s quote, the survey and your mortgage fees to see the full cost of buying. Every line is rounded to the nearest penny, with halves rounded up.
How the tax is worked out
All three taxes are charged in slices: the part of the price that falls in each band is taxed at that band’s rate, and the slices are added up. In England and Northern Ireland, Stamp Duty is 0% up to £125,000, 2% up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above that. Scotland’s LBTT is 0% up to £145,000, 2% up to £250,000, 5% up to £325,000, 10% up to £750,000 and 12% above. Wales’s LTT is 0% up to £225,000, 6% up to £400,000, 7.5% up to £750,000, 10% up to £1.5 million and 12% above.
First-time buyers
In England and Northern Ireland, first-time buyers pay no Stamp Duty up to £300,000 and 5% on the portion from £300,001 to £500,000; above £500,000 the relief cannot be claimed at all. In Scotland the relief raises the nil-rate band to £175,000, which saves up to £600. Wales has no first-time buyers’ relief. You only qualify if you and everyone buying with you are first-time buyers.
Second homes and buy-to-let
If you will own more than one home once you complete, England and Northern Ireland add 5 points to every band, Scotland charges an Additional Dwelling Supplement of 8% of the whole price, and Wales uses its higher rates, from 5% up to 17%. None of these applies to a property bought for less than £40,000. If the purchase replaces your main home, the higher rates may not apply, or may be refunded once you sell: see the FAQ below.
Buyers who are not UK residents
If you were not in the UK for at least 183 days in the 12 months before buying, Stamp Duty usually adds a 2% surcharge to every band, on top of first-time buyer or higher rates. The surcharge is part of Stamp Duty, so it applies in England and Northern Ireland.
Fees on top of the tax
In England and Wales, HM Land Registry charges a fee to register you as the new owner: for an online application, from £20 for a property up to £80,000 to £500 above £1 million. The calculator includes it. Scotland and Northern Ireland have their own land registers and fees, which are not built in: add the fee your solicitor quotes under other costs, along with the solicitor’s fees, the survey and any mortgage fees.
Tax = the sum, band by band, of the part of the price in the band × the band’s rate.
Scotland’s Additional Dwelling Supplement = 8% × the whole price.
Buying costs = tax + Land Registry fee + the costs you enter.
Total cost = price + buying costs.
Example: a £295,000 home
This is GOV.UK’s own Stamp Duty example. In England, 0% on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the final £45,000 (£2,250) make £4,750 of Stamp Duty. With the £150 Land Registry fee, buying costs come to £4,900 before your solicitor, survey and mortgage fees, or 1.66% of the price. The same home would cost £4,350 in LBTT in Scotland, and £4,200 in LTT in Wales, plus the same £150 Land Registry fee.
