Stamp duty calculator, all four nations
Stamp duty on a £350,000 home in England or Northern Ireland is about £7,500, an effective rate of 2.1%, under gov.uk's Stamp Duty Land Tax rules. Scotland and Wales set their own Land and Buildings Transaction Tax and Land Transaction Tax thresholds, so this tool switches rules by nation.
Stamp Duty Land Tax in England and Northern Ireland for 2026/27 is 0% on the first £125,000, 2% between £125,001 and £250,000, 5% between £250,001 and £925,000, 10% up to £1,500,000 and 12% above that. First-time buyers pay 0% up to £300,000 and 5% between £300,001 and £500,000. Scotland and Wales use separate systems with different thresholds. Select a nation and enter a price below to calculate the exact bill.
How is my stamp duty bill broken 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 does one calculator not cover the whole UK?
Stamp duty was devolved some years ago, but many calculators still model England alone. Scotland charges Land and Buildings Transaction Tax through Revenue Scotland, with its own thresholds and its own first-time-buyer rule. Wales charges Land Transaction Tax through the Welsh Revenue Authority, again with separate bands. Scotland's second-home surcharge is 8%, set by Revenue Scotland, while Wales applies its own higher residential rates. Using an England-only tool for a Scottish or Welsh purchase can be hundreds or thousands of pounds out. This tool switches its entire rule set based on the nation selected, following the England and Northern Ireland rules published on gov.uk.
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.
How is my stamp duty bill broken down?
Stamp duty is charged in slices rather than on the whole price at once. Each band of the purchase price is taxed at its own rate, starting at 0% and rising as the price increases, following the bands set out on gov.uk for England and Northern Ireland, or the equivalent Scottish and Welsh tables. The table on this page lists the tax due in each band and adds them together for the total.
Why does one calculator not cover the whole UK?
Stamp Duty Land Tax, under gov.uk, only applies in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax through Revenue Scotland, and Wales charges Land Transaction Tax through the Welsh Revenue Authority, each with its own thresholds, first-time-buyer rules and second-home surcharge. A calculator built only for England gives the wrong figure for a Scottish or Welsh purchase, so this tool changes its entire rule set based on the nation selected.