England & Wales — Current Rates

Stamp Duty & LTT Calculator
England & Wales

Calculate your property transaction tax instantly. Select England for Stamp Duty Land Tax (SDLT) or Wales for Land Transaction Tax (LTT) — each with the correct rates, thresholds, and reliefs.

England: SDLT — paid to HMRC

Wales: LTT — paid to Welsh Revenue Authority

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Calculate your tax

Country

Stamp Duty Land Tax (SDLT) — paid to HMRC

Property purchase price

Buyer type

Standard purchaseMoving home or buying a property you will live in

First-time buyerRelief available in England — nil rate on first £300,000 (up to £500,000)

Additional / second homeBuy-to-let, second home — 3% surcharge applies

Important: This calculator provides an estimate only and covers residential property in England and Wales. Scotland and Northern Ireland have separate tax regimes. Always confirm your exact liability with your solicitor before exchange of contracts.

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Your Stamp Duty Land Tax (SDLT) breakdown will appear here, showing the tax due on each band.

Current rates

Standard residential purchase (from April 2025)

£0 – £125,0000% (nil rate)

£125,001 – £250,0002%

£250,001 – £925,0005%

£925,001 – £1,500,00010%

Over £1,500,00012%

First-time buyer relief (properties up to £500,000)

£0 – £300,0000% (nil rate)

£300,001 – £500,0005%

Over £500,000Standard rates apply

Additional dwelling surcharge (HRAD)

+3% on all bands (second homes and buy-to-let)

Source: HMRC — Stamp Duty Land Tax. Rates correct from April 2025.

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First-Time Buyers

How Does First-Time Buyer Stamp Duty Relief Work?

First-time buyer relief is one of the most valuable SDLT reliefs available in England. To qualify, you must never have owned a residential property anywhere in the world — including properties inherited or received as a gift.

England — SDLT First-Time Buyer Rates (from April 2025)

£0 – £300,0000% (nil rate)

£300,001 – £500,0005%

Over £500,000Standard rates apply

Example: A first-time buyer purchasing a £400,000 home in England pays 5% on £100,000 = £5,000 SDLT. Without relief, they would pay £10,000.

Wales — LTT First-Time Buyers

Wales does not offer a separate first-time buyer relief for Land Transaction Tax. Standard LTT rates apply to all residential purchases regardless of buyer status.

However: The nil-rate threshold in Wales is £225,000 — significantly higher than England's £125,000 standard threshold — which benefits all buyers in Wales, including first-time buyers.

Example: A first-time buyer purchasing a £220,000 home in Wales pays £0 LTT — the property falls entirely within the nil-rate band.

Who qualifies as a first-time buyer?

You have never previously owned a residential property anywhere in the world
If buying jointly, all purchasers must be first-time buyers
You must intend to occupy the property as your main residence
Inherited properties count — even if you never lived in them

Second Homes & Buy-to-Let

What Is the Stamp Duty Surcharge on Second Homes and Buy-to-Let?

If you already own a residential property and are buying another — whether as a buy-to-let investment, holiday home, or second residence — you will pay an additional surcharge on top of the standard rates.

England — 3% SDLT Surcharge

A 3% surcharge applies to every band. For example, on a £300,000 buy-to-let property in England:

£0 – £125,000 @ 3%£3,750

£125,001 – £250,000 @ 5%£6,250

£250,001 – £300,000 @ 8%£4,000

Total SDLT£14,000

Wales — 4% HRAD Surcharge

Wales applies a Higher Rates for Additional Dwellings (HRAD) surcharge of 4% on all bands. On a £300,000 buy-to-let in Wales:

£0 – £225,000 @ 4%£9,000

£225,001 – £300,000 @ 10%£7,500

Total LTT£16,500

Surcharge refund: If you are selling your previous main home and buying a new one, you may temporarily own two properties at completion. You will pay the surcharge, but you can claim a full refund if you sell your old home within 3 years. Our solicitors handle surcharge refund applications as part of the conveyancing process.

New Build Properties

Do You Pay Stamp Duty on a New Build Property?

Yes — standard SDLT or LTT rates apply to new build purchases. However, there are several important considerations specific to new builds that buyers should understand before exchange of contracts.

Developer incentives

Some developers offer to pay your stamp duty as a purchase incentive. Always check with your mortgage lender — some lenders treat this as a gifted deposit, which can affect your loan-to-value ratio and mortgage offer.

First-time buyer relief

First-time buyer SDLT relief applies to new builds in England where the purchase price is £500,000 or less. The nil-rate threshold of £300,000 applies in the same way as for existing properties.

Exchange to completion gap

New build completions can be months after exchange. SDLT and LTT rates are calculated at the date of completion, not exchange — so any rate changes between exchange and completion will affect your liability.

PDA Law — New Build Specialists: We have been handling new build conveyancing for over 20 years. Our solicitors are experienced in working to developer deadlines, dealing with builder's solicitors, and ensuring your SDLT or LTT return is submitted correctly on completion day. Learn more about our new build conveyancing service →

Shared Ownership

How Does Stamp Duty Work on Shared Ownership?

Shared ownership stamp duty is more complex than a standard purchase. You have two options for how SDLT is calculated, and the choice you make at the outset affects your tax position for the life of the property.

Option 1

Market Value Election

Pay SDLT on the full market value of the property upfront — even though you are only buying a share. This means no further SDLT is due until you staircase above 80%.

Best for: Buyers who plan to staircase to 100% ownership, as you pay SDLT once and avoid multiple returns.

Option 2

Pay on Your Share Only

Pay SDLT only on the share you are purchasing. Each time you staircase (buy more shares), a new SDLT calculation is required on the additional share purchased.

Best for: Buyers who want to minimise upfront costs and are uncertain about staircasing plans.

First-time buyer relief and shared ownership: In England, first-time buyer SDLT relief can apply to shared ownership purchases where the full market value of the property is £500,000 or less — regardless of which payment option you choose. Our solicitors will advise on the most tax-efficient approach for your circumstances. Read our shared ownership conveyancing guide →

Buying in Wales

Land Transaction Tax (LTT) in Wales — What You Need to Know

If you are buying a property in Wales, you pay Land Transaction Tax (LTT) — not Stamp Duty Land Tax. LTT is administered by the Welsh Revenue Authority (WRA), not HMRC, and has its own rates, thresholds, and rules.

Higher nil-rate threshold

The nil-rate band in Wales is £225,000 — compared to £125,000 in England. This means more buyers in Wales pay no property transaction tax at all.

Welsh Revenue Authority

LTT returns are submitted to the WRA, not HMRC. Your solicitor handles this on your behalf. The WRA has its own online portal and guidance.

30-day payment deadline

LTT must be paid within 30 days of completion — compared to 14 days for SDLT in England. Late payment attracts interest and penalties.

Current LTT Rates — Wales (Residential)

Band	Standard Rate	HRAD Rate (additional dwelling)
£0 – £225,000	0%	4%
£225,001 – £400,000	6%	10%
£400,001 – £750,000	7.5%	11.5%
£750,001 – £1,500,000	10%	14%
Over £1,500,000	12%	16%

Source: Welsh Revenue Authority. Rates correct as published. Use the calculator above to calculate your exact LTT liability.

Exemptions

When Do You Not Pay Stamp Duty or LTT?

There are several circumstances in which no SDLT or LTT is payable. Understanding these exemptions can save buyers significant sums — and your solicitor should always check whether an exemption or relief applies before submitting a return.

Property under the nil-rate threshold

No SDLT is due on properties purchased for £125,000 or less in England. No LTT is due on properties purchased for £225,000 or less in Wales.

Transfers between spouses or civil partners

Transfers of property between spouses or civil partners — including on divorce or separation — are generally exempt from SDLT and LTT.

Gifts of property

If a property is gifted with no money changing hands, no SDLT or LTT is payable. However, if the recipient takes on a mortgage, SDLT or LTT may apply to the outstanding mortgage value.

Inherited properties

Properties transferred under a will or intestacy are not subject to SDLT or LTT. Inheritance Tax may apply separately — speak to our wills and probate team.

Charity purchases

Charities purchasing property for charitable purposes may be eligible for relief from SDLT and LTT. Specific conditions apply.

Remortgages

Remortgaging your property does not trigger SDLT or LTT. These taxes only apply when ownership of a property changes hands.

Payment & Process

When and How Do You Pay Stamp Duty (England) or LTT (Wales)?

You do not pay the tax directly — your solicitor handles the entire process on your behalf. If your property is in England, Stamp Duty Land Tax (SDLT) is paid to HMRC. If your property is in Wales, Land Transaction Tax (LTT) is paid to the Welsh Revenue Authority (WRA). Here is exactly what happens from completion day onwards.

Completion day

Your solicitor receives the purchase funds from your mortgage lender and any deposit. The property legally transfers to you.

Tax calculation

Your solicitor calculates the exact SDLT (England) or LTT (Wales) due, taking into account your buyer type, any reliefs, and the correct rates for your country.

Return submitted

In England, the SDLT return is submitted to HMRC within 14 days of completion. In Wales, the LTT return is submitted to the Welsh Revenue Authority (WRA) within 30 days of completion.

Tax paid

The tax is paid electronically from the completion funds. HMRC (England) or the WRA (Wales) issues a certificate confirming payment.

Land Registry registration

Your solicitor uses the tax certificate to register your ownership at HM Land Registry. Registration cannot proceed without proof of payment.

Late payment penalties: Missing the 14-day (England) or 30-day (Wales) deadline results in automatic penalties and interest charges from HMRC or the WRA. Your solicitor will always ensure the return is submitted and paid on time.

Common Questions

Stamp Duty & LTT FAQs

What is the difference between SDLT and LTT?

Stamp Duty Land Tax (SDLT) applies to property purchases in England and is administered by HMRC. Land Transaction Tax (LTT) applies to property purchases in Wales and is administered by the Welsh Revenue Authority (WRA). Both are property transaction taxes but they have different rates, thresholds, and reliefs. Scotland has its own Land and Buildings Transaction Tax (LBTT).

How much stamp duty do first-time buyers pay in England?

From April 2025, first-time buyers in England pay no SDLT on the first £300,000 of a property's value. They pay 5% on the portion between £300,001 and £500,000. Properties over £500,000 do not qualify for first-time buyer relief and standard rates apply.

Is there first-time buyer relief for LTT in Wales?

No. Wales does not have a separate first-time buyer relief for Land Transaction Tax. The standard LTT rates apply to all residential purchases in Wales. The nil-rate threshold is £225,000, which is higher than England's £125,000 standard threshold.

What is the additional dwelling surcharge in England and Wales?

In England, buying an additional residential property (buy-to-let or second home) attracts a 3% surcharge on top of standard SDLT rates. In Wales, the Higher Rates for Additional Dwellings (HRAD) surcharge is 4% on top of standard LTT rates.

When do you pay stamp duty (England) or LTT (Wales)?

In England, SDLT must be paid within 14 days of completion. In Wales, LTT must be paid within 30 days of completion. Your solicitor will calculate the amount, submit the return to HMRC or the Welsh Revenue Authority (WRA), and pay the tax on your behalf from the completion funds.

Do you pay stamp duty on a new build property?

Yes. Standard SDLT or LTT rates apply to new build properties. However, some developers offer to pay your stamp duty as a purchase incentive — always check whether this affects your mortgage offer. First-time buyer relief applies to new builds in England where the purchase price is £500,000 or less.

How does stamp duty work on shared ownership?

On a shared ownership purchase you can either pay SDLT on the full market value of the property upfront (market value election) or pay SDLT only on the share you are buying. If you elect to pay on the full market value, no further SDLT is due until you staircase above 80%. First-time buyer relief can apply to shared ownership purchases in England.

Are there any exemptions from stamp duty?

Properties under the nil-rate threshold are exempt (£125,000 in England, £225,000 in Wales). Transfers between spouses or civil partners on divorce or separation are exempt. Gifts of property are generally exempt. Properties left in a will are not subject to SDLT or LTT. Certain charity purchases may also be exempt.

Do you pay stamp duty on a remortgage?

No. Neither SDLT nor LTT is payable on a remortgage. Both taxes are only triggered by the purchase (or transfer) of a property.

Can I claim a refund if I sell my main home after buying an additional property?

Yes — in both England and Wales. If you buy a new main residence before selling your previous one, you will pay the additional dwelling surcharge. If you sell your previous main residence within 3 years, you can apply for a refund of the surcharge. Your solicitor can advise on the refund process.

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Stamp Duty & LTT CalculatorEngland & Wales