Stamp Duty
When buying a property in the UK, you may need to pay a property transaction tax based on the purchase price, where the property is located and your individual circumstances.
Different systems apply across the UK:
- England and Northern Ireland: Stamp Duty Land Tax (SDLT)
- Scotland: Land and Buildings Transaction Tax (LBTT)
- Wales: Land Transaction Tax (LTT)
The amount you pay can vary significantly depending on the value of the property and the type of purchase you are making. Different rates or reliefs may apply if you are a first-time buyer, buying an additional property or buy-to-let, replacing your main residence, or purchasing as a non-UK resident.
Because Stamp Duty and the equivalent property taxes in Scotland and Wales can represent a significant upfront cost, it is important to include them when working out how much money you will need to complete your purchase.
How Much Stamp Duty Do I Need to Pay?
If you are buying residential property or land in England or Northern Ireland above the applicable threshold, you may need to pay Stamp Duty Land Tax (SDLT).
SDLT is calculated using a series of tax bands. This means you pay the relevant rate only on the portion of the purchase price that falls within each band, rather than one rate on the full purchase price.
The amount you pay can be affected by factors including:
- The purchase price of the property
- Whether you are a first-time buyer
- You already own another residential property
- The property is replacing your main residence
- Whether you are purchasing an additional property or buy-to-let
- You are classed as a non-UK resident for SDLT purposes
- Whether you are buying through a shared ownership scheme
- The nature of the property or transaction
Scotland and Wales operate their own property tax systems and have different rates and rules, so it is important to use the correct calculation for the location of the property.
Use the tables and calculator below to estimate the tax that may be payable on your purchase.
Stamp Duty Calculator - England & Northern Ireland
Please note this is for properties in England and Northern Ireland.
England & Northern Ireland
Stamp Duty Land Tax — Standard Residential Purchase
| Portion of purchase price | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5 million | 10% |
| Above £1.5 million | 12% |
These are the current rates applying from 1 April 2025. GOV.UK
Additional Property / Buy-to-Let
| Portion of purchase price | Higher SDLT rate |
|---|---|
| Up to £125,000 | 5% |
| £125,001 – £250,000 | 7% |
| £250,001 – £925,000 | 10% |
| £925,001 – £1.5 million | 15% |
| Above £1.5 million | 17% |
If buying the property means you will own more than one residential property, the higher SDLT rates may apply. Different rules can apply when replacing your main residence. If you buy your new main residence before selling your previous one, you may initially have to pay the higher rate and could potentially claim a refund if the qualifying conditions are subsequently met.
Non-UK resident purchases: Certain non-UK resident residential property transactions in England and Northern Ireland are normally subject to a further 2% SDLT surcharge on top of the applicable residential rates. This can also apply on top of additional-property rates. Residency for SDLT has specific rules, so buyers should check their individual position.
Stamp Duty for First-Time Buyers
| Portion of purchase price | SDLT rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
| Property over £500,000 | Standard SDLT rates apply |
Important: if the property costs more than £500,000, first-time buyer relief is not available at all; you don’t simply lose the relief on the amount over £500,000
Yes, non-UK residents may face a 2% surcharge on top of standard rates for residential properties, owing to recent changes in tax regulations.
Certain conditions like first-time buyer relief or specific property transactions may qualify for reduced or exempt Stamp Duty. Professional advice or HMRC guidelines can clarify potential savings.
Stamp Duty rates for temporary residents can be impacted if ownership qualifies them as ‘non-UK resident’. Specific timeframes or residency declarations may offer rate adjustments.
Additional properties may attract a higher SDLT rate, with added percentages depending on the region and the value of the property.
If you inherit a property and later buy another, you might face higher Stamp Duty rates unless the inherited home is sold, or specific exemptions apply.
The Additional Dwelling Supplement (ADS) is normally payable in addition to standard LBTT when buying an additional residential property. For transactions subject to the current rate, ADS is charged at 8% of the relevant purchase price. First-time buyers in Scotland: Eligible first-time buyers benefit from a higher LBTT nil-rate threshold of £175,000, rather than the normal £145,000 threshold. The relief can reduce LBTT by up to £600. Scotland
Land and Buildings Transaction Tax (LBTT)
Purchase Price
Normal Rate
Additional Property
Less than £145K
0%
6%
£145K – £250K
2%
8%
£250K – £325K
5%
11%
£325K – £750K
10%
16%
Over £750K
12%
18%
Additional dwelling purchase
ADS
Purchase price below £40,000
Normally no ADS
Purchase price £40,000 or more
8% of the relevant purchase price
Wales
Land Transaction Tax (LTT)
Single Property:
| Purchase Price | LTT Rate |
| Less than £225K | 0% |
| £225K – £400K | 6% |
| £400K – £750K | 7.5% |
| £750K – £1.5M | 10% |
| Over £1.5M | 12% |
Higher Residential Rates / Additional Property
| Portion of purchase price | Higher LTT rate |
|---|---|
| Up to £180,000 | 5% |
| £180,001 – £250,000 | 8.5% |
| £250,001 – £400,000 | 10% |
| £400,001 – £750,000 | 12.5% |
| £750,001 – £1.5 million | 15% |
| Above £1.5 million | 17% |
Wales does not have a separate Stamp Duty-style first-time buyer relief. First-time buyers normally use the standard residential LTT rates shown above.
Corporations or corporate bodies often face different rates or exemptions on Stamp Duty, especially if they buy multiple or higher-value properties.
Yes, buying leasehold property might involve Stamp Duty, calculated on the lease value, lease rent, and terms affecting potential SDLT liability.
If you’re moving from renting to owning, standard Stamp Duty rates apply, unless it’s an additional home, in which case, higher rates may be relevant.
Staircasing, or buying more shares in a shared ownership property, may incur additional SDLT, calculated on the transaction value of shares.
The main residence for Stamp Duty can affect your tax rate, especially with additional homes. Selling a previous main residence might avoid higher SDLT on a new purchase.
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