CURRENT POSITION
Relief applies
On a £200,000 purchase in England & NI, first-time buyer SDLT relief applies — 0% to £300,000, then 5% to £500,000, and nothing above £500,000 — saving you £1,500 vs standard rates.
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Estimate the property purchase tax you may owe anywhere in the UK — SDLT in England & Northern Ireland, LBTT plus the Additional Dwelling Supplement in Scotland, or Land Transaction Tax in Wales. Pick where you are buying and the rules follow.
STAMP DUTY
0.0% effective rate on a £200,000 purchase, with first-time buyer relief applied. You'd save £1,500 vs standard rates.
Standard rate total
£1,500
Saving with relief
£1,500
Standard %
0.8%
YOUR PURCHASE
The calculator covers residential property across England, Northern Ireland, Scotland and Wales. Standard rates for the selected nation are shown alongside as an anchor. Sources and effective dates: SDLT thresholds from 1 April 2025 (gov.uk); LBTT bands from 1 April 2021 and ADS at 8% from 5 December 2024 (Revenue Scotland); LTT main rates from 10 October 2022 and higher rates from 11 December 2024 (gov.wales). Rates last checked 4 October 2026.
CURRENT POSITION
On a £200,000 purchase in England & NI, first-time buyer SDLT relief applies — 0% to £300,000, then 5% to £500,000, and nothing above £500,000 — saving you £1,500 vs standard rates.
NEXT BEST MOVE
Stamp duty is one line in your move-in budget. The Affordability check pulls stamp duty, legal fees, survey, and a contingency buffer into one upfront-cost picture.
Stamp duty is calculated band-by-band, not as a single percentage on the whole price. Here’s the breakdown for £200,000 with first-time buyer relief.
| Band | Rate | Taxable | Tax |
|---|---|---|---|
| £0 – £300,000 | 0% | £200,000 | £0 |
| £300,001 – £500,000 | 5% | £0 | £0 |
| Band | Rate | Taxable | Tax |
|---|---|---|---|
| £0 – £125,000 | 0% | £125,000 | £0 |
| £125,001 – £250,000 | 2% | £75,000 | £1,500 |
| £250,001 – £925,000 | 5% | £0 | £0 |
| £925,001 – £1,500,000 | 10% | £0 | £0 |
| Above £1,500,000 | 12% | £0 | £0 |
The calculator estimates stamp duty for England and Northern Ireland. It doesn’t replace a solicitor’s calculation or cover every edge case.
Includes
Does not include
Stamp Duty Land Tax (SDLT) is a one-off tax paid on most property purchases in England and Northern Ireland. First-time buyers can often pay less.
Property purchase tax differs across the UK. Each region runs its own system with its own rules and thresholds.
Stamp Duty Land Tax (SDLT)
Banded SDLT applies. First-time buyer relief: 0% up to £300,000, then 5% to £500,000, withdrawn entirely above £500,000. Additional properties pay 5 percentage points more in every band. Select England & Northern Ireland above.
Stamp Duty Land Tax (SDLT)
Same SDLT rules as England, including first-time buyer relief and the additional-property surcharge. Covered by the England & Northern Ireland option above.
Land Transaction Tax (LTT)
LTT applies instead of SDLT. There is no first-time buyer relief in Wales — the same residential bands apply to all buyers, though the nil-rate band is £225,000 rather than England’s £125,000. Additional properties move onto a separate higher-rate schedule rather than paying a surcharge on top. Select Wales above to calculate it.
Land and Buildings Transaction Tax (LBTT)
LBTT applies instead of SDLT. First-time buyer relief raises the nil-rate band to £175,000, with no upper price limit — unlike England, where relief disappears above £500,000. Additional dwellings also pay ADS on top. Select Scotland above to calculate it.
ADS is the Scottish equivalent of the additional-property surcharge, and it is the single largest cost most buyers of a second home in Scotland overlook. It behaves differently from the English surcharge in a way that matters.
This calculator works out ADS for you: choose Scotlandunder “Where are you buying?” and tick Additional property / buy-to-let. ADS is then added on top of the LBTT in your total.
ADS is charged at 8% of the entire purchase price, not just the portion above a threshold, and it is added on top of the LBTT that is due anyway. The rate rose to 8% on 5 December 2024, from 6%.
ADS applies where the price is £40,000 or more. Below that it does not apply at all. At or above it, the 8% is charged on the full consideration — the £40,000 does not come off first.
On buying an additional residential dwelling in Scotland while you already hold an interest in another — a second home or a buy-to-let. First-time buyer relief cannot apply to the same purchase, because owning another dwelling is what triggers ADS.
LBTT on £300,000 is £4,600 (2% on the slice from £145,000 to £250,000, then 5% to £300,000). ADS adds 8% of the whole £300,000, which is £24,000. Total: £28,600 — more than six times the LBTT alone.
Select Scotland and tick Additional property / buy-to-let above to calculate ADS on your own figure. Rates from Revenue Scotland, checked 4 October 2026. This is an estimate, not tax advice — confirm with your solicitor before committing.
First-time buyer relief reduces SDLT for eligible buyers, but it doesn’t apply in every situation.
Quick answers to the questions UK first-time buyers most often ask about stamp duty.
Often less than other buyers. In England and Northern Ireland, first-time buyers pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000, where eligible. Above £500,000 the relief is lost and standard rates apply.
It's a reduction in SDLT for eligible first-time buyers in England and Northern Ireland. Both buyers usually need to qualify if buying jointly, and the property usually needs to be intended as the main residence. Relief is lost above £500,000.
If you're buying a second home, holiday let, or buy-to-let — and the property costs over £40,000 — you usually pay an extra 5% on top of standard SDLT rates across all bands. This is the additional dwelling supplement, current from October 2024. First-time buyer relief doesn't apply alongside it.
Yes. Wales uses Land Transaction Tax (LTT) and has no first-time buyer relief. Scotland uses Land and Buildings Transaction Tax (LBTT) and offers a first-time buyer relief that raises the nil-rate band to £175,000. The bands and rates differ from SDLT.
Stamp duty is usually paid shortly after completion. Your solicitor or conveyancer typically handles the SDLT return and payment to HMRC, usually within 14 days of completion in England and Northern Ireland.
No — it only estimates the SDLT itself. Solicitor fees, Land Registry fees, mortgage fees, surveys and moving costs are separate. Use Buying costs to map those alongside this estimate.
No. This is an estimator to help you plan. Your solicitor will calculate the actual SDLT due based on your full purchase circumstances, including non-UK resident surcharge, joint ownership rules, and other factors this calculator doesn't model.
Other calculators and trackers to help you plan the rest of the buying journey.
Next step
Now you know what you'll owe in stamp duty, the Buying costs hub pulls it together with the rest of your upfront budget — legal fees, survey, moving, and a contingency buffer.
Ready to go beyond this tool?
The Buyer Planner pulls your deposit, borrowing, timeline, and next steps into one plan.