How much is stamp duty on a 300,000 property?

On a GBP 300,000 property in England, a standard buyer pays GBP 2,500 in SDLT. First-time buyers pay nothing, as the zero-rate threshold is higher. Additional property buyers pay more due to the 5% surcharge on each band.

Do first-time buyers pay stamp duty?

First-time buyers benefit from relief that raises the zero-rate threshold. On properties up to the relief limit, no stamp duty is payable. Above that limit, reduced rates apply on the portion exceeding the threshold.

What is the stamp duty surcharge for second homes?

An additional 5% surcharge applies to each SDLT band when purchasing an additional residential property in England and Wales, such as a second home or buy-to-let. In Scotland, the Additional Dwelling Supplement (ADS) is a flat 8% on the total price.

Is stamp duty different in Scotland?

Yes. Scotland uses Land and Buildings Transaction Tax (LBTT) instead of SDLT. LBTT has different rate bands and thresholds, and the additional property surcharge (ADS) is calculated differently from the England and Wales system.

Stamp Duty Calculator

Calculate stamp duty land tax (SDLT) or land and buildings transaction tax (LBTT) on your property purchase.

Updated for 2026/27 tax year

This calculator provides estimates for guidance only. It does not constitute financial or tax advice. Stamp duty rates and thresholds may change. Always verify with HMRC or a qualified tax adviser before making financial decisions.

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Stamp Duty Land Tax (SDLT) is a tax paid by anyone purchasing property or land in England and Wales above a certain price threshold. It is one of the largest upfront costs of buying a home, and understanding how it works is essential for budgeting your property purchase. In Scotland, the equivalent tax is called Land and Buildings Transaction Tax (LBTT), which uses a different set of bands and rates. For the 2026-27 tax year, SDLT applies on a progressive band system -- meaning you only pay the higher rate on the portion of the property price that falls within each band, not on the entire purchase price. This is similar to how income tax works. The amount of stamp duty you owe depends on the property price, whether you are a first-time buyer, and whether the property is an additional home or buy-to-let investment. First-time buyers benefit from a relief that raises the zero-rate threshold, potentially saving thousands of pounds on properties up to a certain value. If you are purchasing a second home or a buy-to-let property, an additional surcharge of 5% is added on top of the standard SDLT rates for each band. Understanding these nuances can make a significant difference to your total purchase costs.

How to Use This Calculator

Using the stamp duty calculator is straightforward: 1. Enter the full purchase price of the property you are buying or considering. This should be the agreed sale price, not the mortgage amount. 2. Select your location -- choose "England & Wales" for SDLT rates, or "Scotland" for LBTT rates. The tax bands and rates differ between the two jurisdictions, so selecting the correct location is important for an accurate result. 3. Toggle "First-time buyer" to Yes if you have never owned a property before. First-time buyer relief applies only to your primary residence and provides a higher zero-rate threshold, reducing the total stamp duty payable. 4. If you already own a property and are purchasing an additional home, second home, or buy-to-let investment, expand the advanced options and toggle "Additional property" to Yes. This adds the 5% surcharge to every band. 5. View your results, which include the total stamp duty payable, the effective tax rate as a percentage of the property price, and a detailed breakdown showing how much tax falls within each band. The bar chart provides a visual representation of the tax across bands.

How It Works

Stamp duty is calculated using a progressive band system. Each band has a rate that applies only to the portion of the property price within that band's range. For England and Wales (SDLT), the standard residential bands are: 0% on the first portion up to the initial threshold, then increasing percentages on subsequent portions. The exact thresholds and rates are set by HMRC and may be adjusted in the Budget. The calculation works as follows: if a property costs GBP 400,000, you do not pay the top-band rate on the full GBP 400,000. Instead, you pay 0% on the first band, then the next rate on the portion within the second band, and so on. The total stamp duty is the sum of tax across all applicable bands. For first-time buyers, the zero-rate band is extended, meaning no tax is paid on a larger initial portion of the price. For additional properties, a flat 5% surcharge is added to each band rate -- so if a band normally charges 5%, it becomes 10% for an additional property purchase. In Scotland, LBTT uses a similar progressive structure but with different thresholds and rates. The Additional Dwelling Supplement (ADS) in Scotland is a flat 8% charge on the total purchase price for additional properties, unlike the banded surcharge used in England and Wales. The effective rate shown in the results is simply the total stamp duty divided by the property price, expressed as a percentage. This gives you a quick way to understand the overall tax burden relative to the purchase price.

Rates shown are based on the 2026-27 tax year. SDLT rates and thresholds are set by HMRC and may change following a Budget or fiscal statement. Always check the latest rates on GOV.UK before making financial decisions. For properties in Wales, Land Transaction Tax (LTT) applies with its own separate band structure administered by the Welsh Revenue Authority.