The stamp duty in the United Kingdom starts at 0% for properties up to £125,000 and increases in bands depending on price, location, and buyer type.
In this guide, we’ll explain how much stamp duty you need to pay when buying a property in England, Northern Ireland, Scotland, or Wales, including current rates, reliefs, surcharges, and calculation examples.
What is stamp duty and who pays it?
Stamp Duty Land Tax (SDLT) applies when you purchase a residential property or land in England and Northern Ireland above a set price threshold.
Scotland uses the Land and Buildings Transaction Tax (LBTT), while Wales applies the Land Transaction Tax (LTT).
The amount of stamp duty you need to pay depends on the property price, whether you are a first time buyer, or if you are purchasing an additional property such as a buy to let or holiday home. To estimate costs, you can use reliable tools like the stamp duty calculator by KIS Finance.
You must pay stamp duty if you:
- buy a freehold property
- purchase a leasehold
- buy through a shared ownership scheme
- add a share in a house to your name
How much is stamp duty in England and Northern Ireland?
Stamp Duty Land Tax (SDLT) in England and Northern Ireland is calculated on a tiered basis. Each portion of the purchase price is taxed at different stamp duty rates. The current structure applies from April 2025.
- Up to £125,000 = 0%
- £125,001 to £250,000 = 2%
- £250,001 to £925,000 = 5%
- £925,001 to £1.5 million = 10%
- Over £1.5 million = 12%
For example, if the property price is £300,000, you pay 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining amount.
First-time buyer stamp duty relief
First time buyers in England and Northern Ireland receive special rates of Stamp Duty Land Tax (SDLT). Relief applies only if the property purchase price does not exceed £500,000. If the value is higher, standard duty land tax rates apply.
- 0% on the first £300,000
- 5% on the portion between £300,001 and £500,000
- Standard SDLT applies above £500,000
For example, if you buy a residential property for £350,000 as a first time buyer, you pay no stamp duty on £300,000 and 5% on £50,000, giving a total of £2,500.
How much is stamp duty in Scotland (LBTT)?
Scotland applies the Land and Buildings Transaction Tax (LBTT) instead of Stamp Duty Land Tax. Rates depend on the property price and follow a tiered structure. Buyers of residential property also pay an Additional Dwelling Supplement (ADS) if purchasing an additional property such as a second home or buy to let.
- Up to £145,000 = 0%
- £145,001 to £250,000 = 2%
- £250,001 to £325,000 = 5%
- £325,001 to £750,000 = 10%
- Over £750,000 = 12%
For example, on a £300,000 property purchase, the LBTT payable is £4,600.
How much is stamp duty in Wales (LTT)?
Wales uses the Land Transaction Tax (LTT) instead of Stamp Duty Land Tax. The rates apply to residential property purchases based on the property price. Higher rates apply if you buy an additional property such as a holiday home or buy to let.
- Up to £225,000 = 0%
- £225,001 to £400,000 = 6%
- £400,001 to £750,000 = 7.5%
- £750,001 to £1.5 million = 10%
- Over £1.5 million = 12%
For example, if the purchase price is £300,000, you pay £4,500 in LTT.
Stamp duty on different property types
Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland, and Land Transaction Tax in Wales apply differently depending on the property type.
The table below shows how tax applies to each category.
| Property Type | England and Northern Ireland (SDLT) | Scotland (LBTT) | Wales (LTT) |
| Residential property | Taxed in bands above £125,000 | Taxed in bands above £145,000 | Taxed in bands above £225,000 |
| Additional property | +3% surcharge on each band | ADS of 8% on purchase price | Higher LTT rates apply |
| New build homes | Same SDLT rates as existing residential property | Same LBTT rates as existing residential property | Same LTT rates as existing residential homes |
| Commercial property | SDLT due above £150,000 | LBTT due above £150,000 | LTT due above £225,000 |
| Shared ownership schemes | SDLT payable on full market value or share | LBTT payable on share or full value | LTT payable on share or full value |
When and how to pay stamp duty
You must pay stamp duty within a set deadline after completing a property purchase.
In England and Northern Ireland, Stamp Duty Land Tax must be paid within 14 days. In Scotland and Wales, the deadline for paying Land and Buildings Transaction Tax or Land Transaction Tax is 30 days.
You can pay stamp duty in different ways:
- Your solicitor usually submits the SDLT return and pays the tax on your behalf.
- You can file and pay online directly to HMRC.
- Payment is also possible through bank transfer, cheque, or adding stamp duty to a mortgage.
Can you get a stamp duty refund?
A refund may apply if you pay stamp duty on an additional property and later sell your previous main residence.
In England and Northern Ireland, you can reclaim the 3% surcharge if the sale occurs within 36 months of completing the new purchase. Scotland and Wales also allow refunds on the Additional Dwelling Supplement or higher LTT rates if the earlier home is sold within the same timeframe.
To request a refund, you must:
- Submit an SDLT return amendment or online claim.
- Provide details of both transactions.
- Apply within the required time limit.
How much does stamp duty raise for the UK government?
Stamp Duty Land Tax provides significant revenue for the UK government.
In the 2023–24 financial year, SDLT raised £11.6 billion, compared with £15.4 billion in 2022–23. Of this, £8.6 billion came from residential property transactions. Scotland and Wales collected additional sums through their own transaction tax systems, the Land and Buildings Transaction Tax and the Land Transaction Tax.
These revenues fluctuate each year depending on property price levels, market activity, and changes to existing stamp duty rates.
Frequently asked questions (FAQs)
1. How much is stamp duty in the UK right now?
Stamp Duty Land Tax (SDLT) in England and Northern Ireland applies on residential property above £125,000. Rates increase in bands: 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1.5 million, and 12% above £1.5 million. Scotland uses Land and Buildings Transaction Tax (LBTT), while Wales applies Land Transaction Tax (LTT), both with their own thresholds.
2. How much stamp duty do first time buyers pay?
First time buyers in England and Northern Ireland pay no SDLT on the first £300,000 of a property worth up to £500,000, then 5% on the portion between £300,001 and £500,000. In Scotland, relief applies up to £175,000. Wales offers no additional relief for first time buyers.
3. How much is stamp duty on a £300,000 house?
In England and Northern Ireland, a £300,000 purchase means 0% on £125,000, 2% on £125,000, and 5% on £50,000, totalling £5,000 SDLT. In Scotland, the LBTT payable is £4,600, and in Wales the LTT payable is £4,500.
4. Do you pay stamp duty on a second home or buy to let?
Yes. An additional surcharge applies in all UK nations. In England and Northern Ireland, the rate is +3% on each band. Scotland applies an 8% Additional Dwelling Supplement. Wales applies higher LTT rates for additional properties, starting at 5% on homes over £40,000.
5. Do non-UK residents pay more stamp duty?
Yes. Non-UK residents must pay a 2% surcharge on top of standard SDLT rates in England and Northern Ireland. Similar rules apply to Scotland and Wales under their respective transaction tax systems.
6. How do I calculate stamp duty?
You calculate stamp duty by applying the correct rate to each portion of the property price within the relevant tax band. Online tools such as the stamp duty calculator by KIS Finance provide quick estimates for SDLT, LBTT, or LTT based on location, property price, and buyer status.
7. When do you need to pay stamp duty?
In England and Northern Ireland, SDLT must be paid within 14 days of completion. In Scotland and Wales, LBTT or LTT must be paid within 30 days. Solicitors usually file the return and arrange payment, but the buyer remains responsible for meeting the deadline.