Stamp Duty Calculator UK 2026: Rates, First-Time Buyer Relief and How to Save
Updated April 2026 · 10 min read
UK Stamp Duty Rates in 2026
Stamp Duty Land Tax is one of the biggest costs of buying property in England and Northern Ireland. On a GBP 500,000 home, stamp duty is GBP 12,500 for a standard purchase — that is money you need on top of your deposit, legal fees, and survey costs. Understanding the rates and exemptions can save you thousands. Use our mortgage calculator (switch to GBP) to model your total monthly costs.
The rates work on a tiered system: 0 percent on the first GBP 250,000, 5 percent on 250,001 to 925,000, 10 percent on 925,001 to 1.5 million, and 12 percent above 1.5 million. First-time buyers get a better deal: 0 percent up to 425,000 and 5 percent on 425,001 to 625,000 (no relief above 625,000).
Second Home Surcharge: The 3 Percent Hit
Buying a second property (buy-to-let, holiday home, or investment) attracts a 3 percent surcharge on the entire purchase price, on top of standard rates. On a GBP 300,000 second home: GBP 11,500 versus GBP 2,500 for a main residence. This surcharge was designed to cool the buy-to-let market and help first-time buyers compete. Consider the total cost when evaluating investment properties with our affordability calculator.
Scotland and Wales: Different Rules
Scotland uses LBTT with lower starting thresholds and Wales uses Land Transaction Tax (LTT) with its own bands. A GBP 300,000 property costs GBP 4,600 in LBTT (Scotland) versus GBP 2,500 in SDLT (England) versus GBP 2,450 in LTT (Wales). Always check which system applies to your purchase based on where the property is located, not where you live. Save for your deposit and fees with our savings calculator.
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Frequently Asked Questions
How much is stamp duty on a GBP 300,000 house?
For a standard purchase in England: GBP 2,500 (0 percent on first 250,000 plus 5 percent on 50,000). For first-time buyers: GBP 0 (0 percent up to 425,000). For a second home: GBP 11,500 (3 percent surcharge on entire amount plus standard rates).
Do first-time buyers pay stamp duty?
First-time buyers in England pay 0 percent on properties up to GBP 425,000 and 5 percent on the portion between 425,001 and 625,000. Properties above 625,000 do not qualify for first-time buyer relief and pay standard rates.
Is stamp duty different in Scotland?
Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) with different bands: 0 percent up to 145,000, 2 percent 145,001 to 250,000, 5 percent 250,001 to 325,000, 10 percent 325,001 to 750,000, and 12 percent above 750,000.
When do I pay stamp duty?
Within 14 days of completion. Your solicitor or conveyancer normally handles the payment and filing. Late filing incurs automatic penalties and interest charges from HMRC.
Can I add stamp duty to my mortgage?
Some lenders allow you to add stamp duty to the mortgage amount, but this means paying interest on it for 25 to 30 years. On GBP 10,000 stamp duty added to a 4 percent mortgage over 25 years, you pay GBP 5,800 extra in interest. Better to pay from savings.