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Stamp Duty Calculator UK 2026 — SDLT, LBTT & LTT

Free UK stamp duty calculator 2026. Calculate SDLT for England & Northern Ireland, LBTT for Scotland, or LTT for Wales. Covers first-time buyers, buy-to-let, and additional properties.

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💱 Amounts shown in selected currency. Rates are approximate — for exact rates check your bank.

What is a Stamp Duty UK 2026?

This calculator covers all three UK stamp duty systems: SDLT for England and Northern Ireland, LBTT for Scotland, and LTT for Wales. Select your country from the dropdown to get the exact tax due for your property purchase. England & Northern Ireland — SDLT Rates 2026 Standard residential rates: 0% on the first £250,000. 5% on £250,001–£925,000. 10% on £925,001–£1.5 million. 12% above £1.5 million. SDLT is tiered — only the portion of the price within each band is taxed at that rate, similar to income tax. First time buyer relief (England/NI): 0% on the first £425,000. 5% on £425,001–£500,000. Above £500,000, standard rates apply — maximum saving vs standard rates is £8,750. Additional property surcharge (England/NI): 3% added to every band for second homes, buy-to-let, and investment properties. If you sell your previous main home within 3 years of paying this surcharge, you can claim a refund from HMRC within 12 months of that sale. Scotland — LBTT Rates 2026 Land and Buildings Transaction Tax (LBTT): 0% up to £145,000. 2% on £145,001–£250,000. 5% on £250,001–£325,000. 10% on £325,001–£750,000. 12% above £750,000. Additional Dwelling Supplement (ADS) of 6% of the full purchase price applies to additional residential properties. File with Revenue Scotland within 30 days of completion. Scotland has no first-time buyer LBTT relief. Wales — LTT Rates 2026 Land Transaction Tax (LTT): 0% up to £225,000. 6% on £225,001–£400,000. 7.5% on £400,001–£750,000. 10% on £750,001–£1.5 million. 12% above £1.5 million. Higher residential rates (separate bands) apply to additional properties. File with the Welsh Revenue Authority within 30 days of completion. Non-UK residents buying in England or Northern Ireland pay an extra 2% SDLT surcharge on top of all applicable standard rates since April 2021.

How to Use This Calculator

Enter the property purchase price in pounds sterling. Select your country — England & Northern Ireland for SDLT, Scotland for LBTT, or Wales for LTT. Choose your buyer type: First Time Buyer, Moving Home, or Additional Property / Buy to Let. Hit Calculate to see the tax amount, effective rate, and total cost including stamp duty.

💡 Pro Tips

✓England first time buyers pay 0% on properties up to £425,000 — saving up to £8,750 vs standard rates.
✓England additional property buyers: the 3% surcharge is fully refundable if you sell your previous main home within 3 years — claim from HMRC within 12 months of that sale.
✓Scotland ADS is 6% on the full purchase price for additional dwellings — higher relative cost than England's 3% surcharge on lower-priced properties.
✓Wales LTT starts at 6% above £225,000 — higher than England's 0% on the same band, making Wales relatively more expensive for mid-range properties.
✓Non-UK residents pay an extra 2% SDLT surcharge in England/NI on top of all applicable rates.
✓SDLT/LBTT/LTT is calculated on the full consideration paid, including fixtures and fittings included in the sale price.
✓Mixed-use properties (part residential, part commercial) use lower non-residential SDLT rates in England — worth checking if your purchase qualifies.
✓Scotland and Wales have no first-time buyer relief — first-time buyers pay the same standard rates as all other buyers in those countries.

Who Uses This Calculator?

UK first time buyers calculating total purchase costs before making an offer. Buy-to-let landlords assessing acquisition costs and rental yield impact. Home movers budgeting their total transaction cost. Estate agents and mortgage brokers running quick stamp duty quotes for clients. Property investors comparing the SDLT impact at different price points across England, Scotland, and Wales. Scottish buyers using the LBTT calculator. Welsh buyers using the correct LTT rates instead of English SDLT rates.

Frequently Asked Questions

How much stamp duty do first time buyers pay in England in 2026?

First time buyers in England pay 0% on the first £425,000 and 5% on £425,001–£500,000. Above £500,000, standard rates apply with no first-time buyer relief. Maximum saving: £8,750.

Do I pay extra stamp duty on a second home or buy-to-let?

Yes — in England and Northern Ireland, additional properties attract a 3% SDLT surcharge on top of every rate band. In Scotland the Additional Dwelling Supplement (ADS) is 6% of the full price. In Wales a higher rate applies with separate bands.

How is stamp duty calculated in Scotland (LBTT)?

Scotland uses Land and Buildings Transaction Tax (LBTT). Rates: 0% up to £145,000, 2% on £145,001–£250,000, 5% on £250,001–£325,000, 10% on £325,001–£750,000, 12% above £750,000. An Additional Dwelling Supplement (ADS) of 6% on the full price applies to additional properties. Select "Scotland" in the calculator above.

How is stamp duty calculated in Wales (LTT)?

Wales uses Land Transaction Tax (LTT). Main rates: 0% up to £225,000, 6% on £225,001–£400,000, 7.5% on £400,001–£750,000, 10% on £750,001–£1.5m, 12% above. Higher residential rates apply for additional properties. Select "Wales" in the calculator above.

Can I get a stamp duty refund?

Yes — if you paid England's 3% surcharge because you owned another property at completion, and you sell that property within 3 years, you can apply to HMRC for a refund of the higher rate element. You must claim within 12 months of selling the previous home.

When must stamp duty be paid?

In England/NI, SDLT must be paid and a return filed within 14 days of completion. In Scotland, LBTT is due within 30 days to Revenue Scotland. In Wales, LTT must be paid within 30 days to the Welsh Revenue Authority.