Stamp duty calculator, all four nations
England and Northern Ireland pay SDLT, Scotland pays LBTT, Wales pays LTT. This tool uses the right rules for where you are buying, including first-time-buyer relief and the second-home surcharge.
How your bill breaks down
| Slice | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 0.0% | £0 |
| £125,000 to £250,000 | 2.0% | £2,500 |
| £250,000 to £350,000 | 5.0% | £5,000 |
| Total | £7,500 |
Why one calculator is not enough
Stamp duty was devolved years ago, but most calculators still only model England. Scotland (LBTT) and Wales (LTT) have their own thresholds, their own first-time-buyer rules, and their own second-home surcharges (8% in Scotland, higher rates in Wales). Using an England tool for a Scottish purchase can be hundreds or thousands of pounds out. This tool switches the entire rule set based on where you buy.
Common questions
Do I pay stamp duty in Scotland or Wales?
Not stamp duty itself. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). They work like stamp duty but have different thresholds, so an England calculator gives the wrong answer in Scotland or Wales.
How much is stamp duty on a £350,000 house?
In England for a home mover it is about £7,500 for 2026/27. First-time buyers pay less, and a second home adds a surcharge. Switch nation above for the Scottish or Welsh figure.
What is the first-time buyer relief?
In England, first-time buyers pay no stamp duty up to £300,000 and a reduced rate up to £500,000. In Scotland the nil band rises to £175,000. Wales has no first-time buyer relief.