Purchase tax calculator
The tax on a purchase, band by band, in all three UK tax regimes
England and Northern Ireland charge Stamp Duty Land Tax, Scotland charges Land and Buildings Transaction Tax, and Wales charges Land Transaction Tax. They are not variations on a theme. Wales runs a completely separate table for an additional property instead of adding a surcharge, and Scotland adds eight per cent to the whole price rather than to the excess. Pick where it is, what it is and what the purchase is, and it returns the tax in the slices it is actually charged in.
For: Anybody buying anything, anywhere in the UK
Where these figures come from
England and Northern Ireland. Stamp Duty Land Tax at the rates in force since 1 April 2025: nil to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m and 12% above. The additional dwelling surcharge has been five points on the whole price since 31 October 2024. First-time buyer relief runs to £300,000 and is withdrawn entirely above £500,000. Non-residential: nil to £150,000, 2% to £250,000, then 5%.
Scotland. Land and Buildings Transaction Tax: nil to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000 and 12% above. First-time buyer relief lifts the nil rate band to £175,000. The Additional Dwelling Supplement is 8% of the whole price above a £40,000 threshold. Non-residential: nil to £150,000, 1% to £250,000, then 5%.
Wales. Land Transaction Tax: nil to £225,000, 6% to £400,000, 7.5% to £750,000, 10% to £1.5m and 12% above. There is no first-time buyer relief. An additional property runs on a separate table in force since 11 December 2024: 5% to £180,000, 8.5% to £250,000, 10% to £400,000, 12.5% to £750,000, 15% to £1.5m and 17% above. Non-residential: nil to £225,000, 1% to £250,000, 5% to £1m, then 6%.
The rates in force for 2026/27 in all three regimes. Stamp duty is due within 14 days of completion in England and Northern Ireland and within 30 days in Scotland and Wales, and the return has to be filed whether or not there is anything to pay. The additional property charge is refundable where you sell your previous main residence within 36 months. Six or more dwellings bought in a single transaction in England and Northern Ireland may be treated as non-residential, which removes the surcharge as well as changing the table; it is claimed rather than given. Leases, linked transactions, companies buying above £500,000, non-resident buyers and shared ownership all carry rules this does not model. An estimate, not tax advice: the figure that matters is the one your conveyancer puts on the return.
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