How stamp duty works across the UK (2026/27)
"Stamp duty" is the tax you pay when you buy a property or land over a certain price. It has a different name and different bands in each part of the UK:
- England & Northern Ireland: Stamp Duty Land Tax (SDLT)
- Scotland: Land and Buildings Transaction Tax (LBTT)
- Wales: Land Transaction Tax (LTT)
In every case the tax is tiered — you pay each rate only on the portion of the price that falls inside that band, just like income tax.
England & Northern Ireland — SDLT
| Portion of price | Standard rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5m | 10% |
| Over £1.5m | 12% |
First-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000. The relief is not available if the price is over £500,000. Additional properties (second homes, buy-to-let) pay a 5% surcharge on top of the standard rates.
Scotland — LBTT
| Portion of price | Standard rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
First-time buyers in Scotland get a raised nil-rate band of £175,000. Second homes pay the Additional Dwelling Supplement (ADS) of 8% on the whole price.
Wales — LTT
| Portion of price | Main rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1.5m | 10% |
| Over £1.5m | 12% |
Wales has no first-time buyer relief (its £225,000 nil-rate band is already the highest in the UK). Additional properties use separate higher rates starting at 5% from £180,000, rising to 17%.
Frequently asked questions
Who counts as a first-time buyer?
Generally, someone who has never owned a residential property anywhere in the world, and is buying a home to live in. If you buy with someone else, usually all buyers must be first-time buyers to qualify.
When do the second-home rates apply?
If, at the end of the purchase, you own more than one residential property and you are not replacing your main home, the surcharge (SDLT +5%, Scotland ADS 8%, Wales higher rates) applies. If you later sell your previous main home within the allowed window, you may be able to reclaim it.
Is the tax really only on part of the price?
Yes. The standard bands are tiered — you pay 0% on the first slice, then the next rate only on the portion inside the next band, and so on. (The Scottish ADS and English surcharge are the exception: they apply to the whole price.)
When do I pay it?
Stamp duty is normally due within 14 days of completion in England & NI, and 30 days in Scotland and Wales. Your solicitor usually files and pays it for you.
More United Kingdom calculators
This calculator provides estimates for residential purchases in the 2026/27 tax year based on published rates from GOV.UK, Revenue Scotland and the Welsh Revenue Authority. It is for general information only and is not financial, tax or legal advice. Your actual liability can depend on reliefs, leasehold terms, shared ownership, company purchases and your specific circumstances. Confirm the exact figure with your solicitor or the official calculators before you buy. Sources: GOV.UK (SDLT), Revenue Scotland (LBTT), GOV.WALES (LTT).