How property purchase tax works
The tax you pay when you buy a home depends on where the property is. England and Northern Ireland charge Stamp Duty Land Tax (SDLT), Scotland charges Land and Buildings Transaction Tax (LBTT), and Wales charges Land Transaction Tax (LTT). All three are tiered — each slice of the price is taxed at its band rate and the amounts are added together — but the bands and reliefs differ. Choose your region above to see the right figures.
England & Northern Ireland — SDLT (2026/27)
| Portion of price | 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% |
First-time buyers pay no SDLT up to £300,000 (reduced rate to £500,000). Additional properties add a 5% surcharge on every band.
Scotland — LBTT (2026/27)
| Portion of price | Rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
First-time buyers pay no LBTT up to £175,000. The Additional Dwelling Supplement (ADS) adds 8% on the whole price for second homes and buy-to-lets.
Wales — LTT (2026/27)
| Portion of price | 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% |
Wales has no first-time buyer relief. Additional properties are taxed using a separate higher-rate table.
Frequently asked questions
How much is stamp duty on a £350,000 house?
For a standard purchase it's £7,500 in England or Northern Ireland, £7,500 in Wales (LTT), and £8,350 in Scotland (LBTT). Select your region above to check your own figure.
Do first-time buyers get relief everywhere?
No. In England and NI, first-time buyers pay no SDLT up to £300,000. In Scotland, no LBTT up to £175,000. Wales has no first-time buyer relief, so the main rates apply.
What extra do I pay on a second home or buy-to-let?
England and NI add a 5% surcharge to every band. Scotland adds an 8% Additional Dwelling Supplement on the whole price. Wales uses a separate higher-rate table. Always check the current rate with the relevant tax authority.
Which tax applies where I'm buying?
England and Northern Ireland use SDLT, Scotland uses LBTT, and Wales uses LTT. This calculator covers all three — just pick your region.
Is the tax charged on the whole price at one rate?
No — it's tiered. Each slice of the price is taxed at its own band rate, so only the portion within a higher band is taxed at the higher rate.