Which tax applies where
Property purchase tax is devolved, so the tax depends on where the property is, not where you live:
- England and Northern Ireland: Stamp Duty Land Tax (SDLT), collected by HMRC
- Scotland: Land and Buildings Transaction Tax (LBTT), collected by Revenue Scotland
- Wales: Land Transaction Tax (LTT), collected by the Welsh Revenue Authority
All three are slice taxes, like Income Tax. Each rate applies only to the part of the price within its band, not to the whole price.
Current rates
| SDLT (England & NI) | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5m | 10% |
| Over £1.5m | 12% |
| LBTT (Scotland) | Rate |
|---|---|
| Up to £145,000 (£175,000 first-time buyers) | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
| LTT (Wales) | Rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1.5m | 10% |
| Over £1.5m | 12% |
What you’d pay at common prices
| Price | England (mover) | England (first-time) | Scotland (mover) | Wales |
|---|---|---|---|---|
| £200,000 | £1,500 | £0 | £1,100 | £0 |
| £300,000 | £5,000 | £0 | £4,600 | £4,500 |
| £450,000 | £12,500 | £7,500 | £18,350 | £14,250 |
| £600,000 | £20,000 | £20,000 | £33,350 | £25,500 |
The £500,000 first-time buyer cliff
In England and Northern Ireland, first-time buyer relief stops completely above £500,000. At exactly £500,000 a first-time buyer pays £10,000. At £500,001 they pay £15,000. Spending £1 more costs £5,000. If you’re negotiating near the limit, it can be worth paying separately for fixtures and fittings. They must be genuinely separate and fairly valued, or HMRC can challenge it.
To qualify, everyone buying must be a first-time buyer, meaning they’ve never owned a home anywhere in the world, and must plan to live in the property.
Second homes and buy-to-let
If the purchase leaves you owning more than one home:
- England & NI: 5% is added to every band. A £300,000 buy-to-let costs £20,000.
- Scotland: an 8% Additional Dwelling Supplement on the whole price, on top of LBTT. At £300,000 that’s £28,600 in total.
- Wales: the higher-rates table applies from the first pound. At £300,000 that’s £19,950.
Non-UK residents
Buyers who haven’t been in the UK for at least 183 days in the 12 months before buying pay an extra 2% on residential property in England and Northern Ireland. Scotland and Wales have no equivalent.
Budgeting for the total upfront cost
Stamp duty is only one part of what you’ll need on completion day. The calculator adds your deposit and legal, survey and moving costs to show the total cash you’ll need. Typical extras are £1,500–£3,000 for conveyancing, £400–£1,500 for a survey, and removals.
Frequently asked questions
How much stamp duty do I pay on a £300,000 house?
In England or Northern Ireland: £5,000 if you're moving home and £0 as a first-time buyer. In Scotland, LBTT is £4,600 (£4,000 for first-time buyers). In Wales, LTT is £4,500 for everyone.
What is first-time buyer relief in England?
First-time buyers pay 0% on the first £300,000 and 5% from £300,001 to £500,000. The relief is lost entirely if the price is over £500,000 — then standard rates apply to the whole price.
How much is the second home surcharge?
In England and Northern Ireland the higher rates add 5% to every band. In Scotland the Additional Dwelling Supplement is 8% of the whole price. In Wales a separate higher-rates table applies, from 5% up to 17%. All three apply only to purchases of £40,000 or more.
When do I pay stamp duty?
Within 14 days of completion in England and Northern Ireland, and within 30 days in Scotland and Wales. Your conveyancer normally files the return and pays it from the funds you provide.
Can I get the second home surcharge back?
If you buy a new main home before selling your old one, you pay the higher rates but can usually claim a refund if you sell the previous main home within three years (England and NI) or 36 months (Scotland and Wales).
Is stamp duty paid on the deposit or the price?
On the full purchase price, however you fund it.
Do I pay stamp duty on a new-build?
Yes, at the same rates. Incentives such as paid fees can sometimes count as part of the price.
Can I add stamp duty to my mortgage?
Not directly, but some people borrow more to keep cash for it. That raises your loan-to-value. Check the effect in the mortgage calculator.
Sources
Results are estimates for education and planning, not financial advice. They depend on the figures you enter and the assumptions shown above.