Stamp duty calculator

England, Wales and Scotland each tax a purchase differently, and the gap is widest for buy-to-let. Enter a price to see the tax, band by band.

Stamp Duty Land Tax

£8,000

5.33% of the price

How the tax is worked out
Slice of the price	Rate	Tax
Up to £125,000	5%	£6,250
£125,000 to £250,000	7%	£1,750

The same purchase in each nation

England or Northern Ireland: £8,000
Wales: £7,500
Scotland: £12,100

For a UK resident.

How the three taxes differ

England and Northern Ireland charge Stamp Duty Land Tax in slices: nothing on the first £125,000, then 2%, 5%, 10% and 12% on the slices above. A buy-to-let or second home adds 5 points to every slice, and a buyer not resident in the UK adds 2 more.

Wales charges Land Transaction Tax. Its main rates start at £225,000, which makes it cheaper for a home mover, but its higher rates for additional homes are a separate set of bands that start at 5% on the first pound and reach 17%.

Scotland charges Land and Buildings Transaction Tax on its own bands, then adds the Additional Dwelling Supplement of 8% on the whole price for a second home or buy-to-let. On a cheaper property that supplement is most of the bill, which is why the same £150,000 purchase costs about half as much again in Scotland.

The calculator uses the rates in force on 27 September 2026, which none of the three governments changed for 2026-27. For the reasoning behind a buy-to-let purchase, and worked examples, read stamp duty on buy-to-let.

Frequently asked questions

How much stamp duty is there on a buy-to-let?: In England and Northern Ireland, a buy-to-let pays the standard bands plus 5 percentage points on every slice, including the first £125,000. On a £150,000 purchase that is £8,000. Wales charges its own higher rates, starting at 5% from the first pound, which is £7,500 on the same purchase. Scotland charges its normal bands plus an 8% supplement on the whole price, which is £12,100.
Do I pay the higher rates if I am replacing my home?: Not if you sell your old main home at the same time, because you will only own one afterwards. If you buy the new one first and sell the old one later, you usually pay the higher rates and can reclaim the difference if the old home is sold within a time limit. The limit is three years in England and Northern Ireland; Wales and Scotland set their own, so check the current one with your solicitor.
Does buying through a limited company change the stamp duty?: A company buying a home pays the higher rates from the first property, because a company is never a first-time buyer or a home mover. In England and Northern Ireland a company buying a home above £500,000 can face a flat 17% rate unless it qualifies for relief, which a genuine rental business usually does. Take advice before buying that way.
Is there stamp duty on a property under £40,000?: Not at the higher rates. In all three regimes, a purchase below £40,000 does not attract the additional-home rates, and the standard nil-rate band covers it.

Sources and further reading

An estimate of the tax on the price alone. Reliefs, linked transactions, mixed-use property and multiple-dwelling purchases can change it. This is general information, not tax advice; your solicitor calculates the figure you actually pay.

Written by the Clarity Property Investments research team. Last reviewed 27 September 2026. This article is general information, not financial or tax advice.

Slice of the price

Rate

Tax

Up to £125,000

£6,250

£125,000 to £250,000

£1,750

How the three taxes differ

Frequently asked questions

How much stamp duty is there on a buy-to-let?

In England and Northern Ireland, a buy-to-let pays the standard bands plus 5 percentage points on every slice, including the first £125,000. On a £150,000 purchase that is £8,000. Wales charges its own higher rates, starting at 5% from the first pound, which is £7,500 on the same purchase. Scotland charges its normal bands plus an 8% supplement on the whole price, which is £12,100.

Do I pay the higher rates if I am replacing my home?

Not if you sell your old main home at the same time, because you will only own one afterwards. If you buy the new one first and sell the old one later, you usually pay the higher rates and can reclaim the difference if the old home is sold within a time limit. The limit is three years in England and Northern Ireland; Wales and Scotland set their own, so check the current one with your solicitor.

Does buying through a limited company change the stamp duty?

A company buying a home pays the higher rates from the first property, because a company is never a first-time buyer or a home mover. In England and Northern Ireland a company buying a home above £500,000 can face a flat 17% rate unless it qualifies for relief, which a genuine rental business usually does. Take advice before buying that way.

Is there stamp duty on a property under £40,000?

Not at the higher rates. In all three regimes, a purchase below £40,000 does not attract the additional-home rates, and the standard nil-rate band covers it.