What's Left, step 2 of 7: What does my home cost each month?
Stamp duty calculator
Work out the tax on buying a home anywhere in the UK: stamp duty in England and Northern Ireland, LBTT in Scotland and LTT in Wales.
Your stamp duty is
£5,000.00
an effective rate of 1.67%. A first-time buyer would pay £0 at this price.
Band by band
| Item | Rate | Tax |
|---|---|---|
| Up to £125,000 | 0% | £0.00 |
| £125,001 to £250,000 | 2% | £2,500.00 |
| £250,001 to £300,000 | 5% | £2,500.00 |
| Total stamp duty | £5,000.00 |
This is an estimate, not advice. Based on Stamp Duty Land Tax for a home in England or Northern Ireland. Buyers not resident in the UK pay 2% more.
How stamp duty is worked out
The tax is charged in slices: each part of the price is taxed at the rate for its band, like Income Tax. On a £300,000 home bought by someone moving home in England or Northern Ireland:
| Part of the price | Rate | Tax |
|---|---|---|
| £0 to £125,000 | 0% | £0.00 |
| £125,000 to £250,000 | 2% | £2,500.00 |
| £250,000 to £300,000 | 5% | £2,500.00 |
| Stamp duty | £5,000.00 |
The same £300,000 home costs £4,600.00 in Land and Buildings Transaction Tax in Scotland and £4,500.00 in Land Transaction Tax in Wales, because each nation sets its own bands.
First-time buyers in England and Northern Ireland pay nothing on the first £300,000 and 5% on the rest, up to £500,000; on this home that is £0.00. Scotland gives first-time buyers a £175,000 nil rate band. Wales has no first-time buyer relief.
Buying an additional home, such as a second home or a buy-to-let, costs more: 5% extra in every band in England and Northern Ireland, an Additional Dwelling Supplement of 8% of the price in Scotland, and the higher rates in Wales. On this home that is £20,000.00, £28,600.00 and £19,950.00.
Common questions
How much is stamp duty on a £300,000 house?
£5,000.00 if you are moving home in England or Northern Ireland, or £0.00 as a first-time buyer. In Scotland LBTT is £4,600.00 and in Wales LTT is £4,500.00.
Do first-time buyers pay stamp duty?
Not on the first £300,000 in England and Northern Ireland. They pay 5% on the part from £300,001 to £500,000, and the normal rates if the price is over £500,000. Scotland raises the nil rate band to £175,000; Wales has no first-time buyer relief.
What happens to first-time buyer relief over £500,000?
It stops completely. At £500,000 a first-time buyer pays £10,000.00; at £501,000 they pay the normal rates, £15,050.00.
When do I pay stamp duty?
Within 14 days of completion in England and Northern Ireland. Your solicitor or conveyancer usually sends the return and pays the tax for you on the day of completion, then adds it to their bill, so have the money ready before you complete.
Who pays stamp duty, the buyer or the seller?
The buyer. The seller pays nothing. If you buy with someone else, you are both responsible for it, and first-time buyer relief only applies if every buyer is a first-time buyer.
How much more is stamp duty on a second home?
In England and Northern Ireland you pay 5% more in every band on homes from £40,000. Scotland adds an Additional Dwelling Supplement of 8% of the whole price, and Wales charges its higher residential rates.
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These results are an estimate, not financial advice. They use the 2026/27 rates in force on 24 October 2026 and the inputs shown, so your actual tax, pay or costs may differ. Before making a decision about your money, check the figures with HMRC or your provider, or speak to a regulated financial adviser. Free, impartial guidance is available from MoneyHelper.
This page explains the rules using the 2026/27 rates in force on 24 October 2026. It is general information, not financial advice. For decisions about your own money, speak to a regulated financial adviser, or get free, impartial guidance from MoneyHelper.