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What would the tax be on this purchase?
Stamp Duty Land Tax in England and Northern Ireland, Land and Buildings Transaction Tax in Scotland and Land Transaction Tax in Wales, worked out band by band for a residential purchase. Estimates, not advice.
Rates reviewed October 2026. Estimates, not advice.
Tax on this purchase
£19,500
Stamp Duty Land Tax on £295,000 in England, an effective rate of 6.61%.
Band by band
| Part of the price | Rate | In this band | Tax |
|---|---|---|---|
| £0 to £125,000 | 0% | £125,000 | £0 |
| £125,000 to £250,000 | 2% | £125,000 | £2,500 |
| £250,000 to £925,000 | 5% | £45,000 | £2,250 |
| Higher rates for additional dwellings | 5% | £295,000 | £14,750 |
| Tax on this purchase | £19,500 | ||
Applied to this purchase
- Higher rates for additional dwellings: 5% of the whole price, £14,750.
Notes on this figure
- The 5% charge for additional dwellings is added on the whole price.
- If you sell your current main home after this purchase completes, within 36 months, the additional dwelling charge can be reclaimed. It is charged here in full, and the refund is not modelled.
Your purchase
Estimates for planning, not tax or legal advice. Residential purchases by individuals under the rates published by the revenue authorities, reviewed October 2026. Companies, trusts, mixed use and non residential property, shared ownership, multiple dwellings relief and other exemptions change the result.
Worked examples
Each figure below is computed by the same engine as the calculator, on the rules in force today.
| Purchase | Price | Tax | Effective rate |
|---|---|---|---|
| A home in England | £295,000 | £4,750 | 1.61% |
| A first time buyer in England | £500,000 | £10,000 | 2% |
| A second home in England | £300,000 | £20,000 | 6.67% |
| A buyer living outside the UK, in England | £300,000 | £11,000 | 3.67% |
| A home in Scotland | £300,000 | £4,600 | 1.53% |
| A first time buyer in Scotland | £300,000 | £4,000 | 1.33% |
| A second home in Scotland | £300,000 | £28,600 | 9.53% |
| A home in Wales | £300,000 | £4,500 | 1.5% |
| A second home in Wales | £300,000 | £19,950 | 6.65% |
Rates in force today
Stamp Duty Land Tax (SDLT), collected by HM Revenue and Customs
| Part of the price | Rate |
|---|---|
| £0 to £125,000 | 0% |
| £125,000 to £250,000 | 2% |
| £250,000 to £925,000 | 5% |
| £925,000 to £1,500,000 | 10% |
| Above £1,500,000 | 12% |
Land and Buildings Transaction Tax (LBTT), collected by Revenue Scotland
| Part of the price | Rate |
|---|---|
| £0 to £145,000 | 0% |
| £145,000 to £250,000 | 2% |
| £250,000 to £325,000 | 5% |
| £325,000 to £750,000 | 10% |
| Above £750,000 | 12% |
Land Transaction Tax (LTT), collected by the Welsh Revenue Authority
| Part of the price | Rate |
|---|---|
| £0 to £225,000 | 0% |
| £225,000 to £400,000 | 6% |
| £400,000 to £750,000 | 7.5% |
| £750,000 to £1,500,000 | 10% |
| Above £1,500,000 | 12% |
Estimates for planning, not tax or legal advice. Residential purchases by individuals under the rates published by the revenue authorities, reviewed October 2026. Companies, trusts, mixed use and non residential property, shared ownership, multiple dwellings relief and other exemptions change the result.
What would stamp duty be on a home in England?
Stamp Duty Land Tax is charged in slices: nothing on the first £125,000, 2% on the next £125,000, 5% on the part up to £925,000, 10% up to £1.5 million and 12% above that. The calculator above applies each slice to your price and adds up the tax.
What changes for a first time buyer?
In England and Northern Ireland a first time buyer pays nothing on the first £300,000 and 5% on the part up to £500,000, but the relief is not available at all above £500,000. In Scotland the first time buyer relief raises the nil rate band from £145,000 to £175,000. Wales has no first time buyer relief. The relief is for someone who has never owned a home anywhere and will live in this one, and the calculator takes your answer as given.
What is the extra charge when you already own a home?
Buying a second home attracts an extra charge on the whole price: 5% in England and Northern Ireland, 8% in Scotland (the Additional Dwelling Supplement), and in Wales a separate higher set of bands. It applies once the price is £40,000 or more. Replacing a main home is treated differently: if you sell your current main home by the time this purchase completes, the charge does not apply, and the calculator asks you that when you own another home. If you sell it later, within 36 months, the charge is paid first and can be reclaimed, which the calculator does not model.
Is there a surcharge for buyers who live outside the UK?
In England and Northern Ireland a buyer who is not resident in the UK pays a further 2% of the whole price on purchases from 1 April 2021. Scotland and Wales have no equivalent charge that the calculator applies.
Which date do the rates depend on?
The rates in force on the effective date, which is normally completion. If you type a purchase date the calculator uses the rules in force on that date, back to 25 March 2010. A purchase close to a rate change may keep the earlier rates if contracts were exchanged before it, which the calculator cannot see, and it says so.
Does this work for companies, trusts or buy to let portfolios?
No. It prices a residential purchase by an individual. Companies, trusts, mixed use property, shared ownership and relief for multiple dwellings follow other rules. For a decision that depends on them, ask a licensed professional.
Where the rates are published
- HM Revenue and Customs: Stamp Duty Land Tax residential rates
- Revenue Scotland: LBTT residential rates
- Revenue Scotland: Additional Dwelling Supplement
- Welsh Revenue Authority: Land Transaction Tax rates and bands
This prices one purchase. The full model prices every property, loan and account in the country that taxes it: see how Freeholt works.
More on how Freeholt models United Kingdom property tax: Section 24, companies and capital gains.