Stamp Duty Calculator — England, Scotland & Wales

It depends where you are buying. In England or Northern Ireland it is £5,000, in Scotland £4,600 and in Wales £4,500. A first-time buyer pays nothing in England and £4,000 in Scotland; Wales has no first-time buyer relief, because its £225,000 nil-rate band is the widest of the three instead.

Relief disappears entirely and standard rates apply to the whole purchase. At exactly £500,000 a first-time buyer pays £10,000; at £500,001 they pay £15,000. One extra pound costs about £5,000. It is a genuine cliff edge in the legislation rather than a rounding artefact, and it is worth negotiating below the line if you are close to it.

An extra charge if you will own more than one residential property after the purchase, applying from £40,000. The three regimes handle it very differently. England adds 5 percentage points to every band. Scotland charges 8% of the entire purchase price, not just the part above a threshold. Wales uses a completely separate table of higher rates with different band boundaries.

In England and Northern Ireland, yes: a further 2 percentage points on all residential rates for non-UK residents, and it stacks on top of the second-home surcharge. Scotland and Wales have no equivalent. Many calculators omit this entirely.

Within 14 days of completion in England and Northern Ireland, and within 30 days in Scotland and Wales. In practice your solicitor or conveyancer usually files the return and pays on your behalf from the completion funds.

No. These are residential freehold rates. Non-residential and mixed-use purchases use different bands, and leasehold transactions can attract an additional charge based on the rent payable over the term. Check with your conveyancer for anything other than a straightforward residential freehold.

No. The calculation runs entirely in your browser. Nothing is transmitted, stored or logged.