Stamp duty calculator
Work out the property tax on a home in England, Wales or Northern Ireland, using the rates in force when we last checked them, on 12 November 2026.
Current rates
England and Northern Ireland: Stamp Duty Land Tax
| Portion of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Additional homes pay 5% more on every band. Non-UK residents pay a further 2%.
First-time buyers in England and Northern Ireland
| Portion of the price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
Available on homes up to £500,000. Above that, the standard rates apply to the whole price.
Wales: Land Transaction Tax
| Portion of the price | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Wales: higher residential rates
| Portion of the price | Rate |
|---|---|
| Up to £180,000 | 5% |
| £180,001 to £250,000 | 8.5% |
| £250,001 to £400,000 | 10% |
| £400,001 to £750,000 | 12.5% |
| £750,001 to £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Used instead of the main rates when you will own more than one home.
Questions
When do I pay stamp duty?
Your conveyancer files the return and pays the tax for you, normally on completion. In England and Northern Ireland the deadline is 14 days after completion; in Wales it is 30 days.
Do first-time buyers pay stamp duty?
In England and Northern Ireland, first-time buyers pay nothing on the first £300,000 of a home costing up to £500,000. Wales has no first-time buyer relief.
What counts as an additional property?
If you will own more than one home at the end of the day you complete, higher rates usually apply. They do not apply when you replace your main home and the old one is sold before, or on the same day as, the purchase. If you buy first, you pay them on completion and can usually reclaim the extra if you sell the old home within three years. A home worth less than £40,000 does not count.
Is this calculator tax advice?
No. It covers ordinary purchases of a single home. Companies, trusts, shared ownership, linked transactions and some reliefs follow different rules, so your conveyancer confirms the actual figure.