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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Stamp Duty Land Tax (SDLT) — paid to HMRC

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Important: We accept no responsibility for any inaccuracies in this calculator. It is purely for information and guidance, but we do not guarantee that it is correct. We advise you to seek professional legal advice or tax advice in this respect.

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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 1 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) — from October 2024

+5% on all bands (second homes and buy-to-let)

Source: HMRC — Stamp Duty Land Tax. Rates effective from 1 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

Wales — LTT Higher Rates

LTT Higher Rates in Wales — How They Work

The LTT higher rates in Wales are completely separate bands — not the main rates plus a surcharge. They apply when you own another residential property worth £40,000 or more and are not replacing your main home. The higher rates were updated on 11 December 2024.

LTT Higher Rate Bands (effective 11 December 2024)
BandHigher RateMain Rate (for comparison)
£0 – £180,0005%0%
£180,001 – £250,0008.5%0% / 6%
£250,001 – £400,00010%6%
£400,001 – £750,00012.5%7.5%
£750,001 – £1,500,00015%10%
Over £1,500,00017%12%
Source: Welsh Revenue Authority. Higher rates effective 11 December 2024.

When do higher rates apply?

  • You (or your cohabiting spouse/civil partner) own another residential property worth £40,000 or more
  • You are not replacing your main home (or your previous home was not sold within the last 3 years)
  • The subsidiary dwelling exception does not apply
  • Companies purchasing residential property for £40,000 or more always pay higher rates

Refund if you sell your previous home

If you pay higher rates because you are buying before selling your previous main home, you can claim a refund of the higher-rate element if you sell your previous home within 3 years of completing your new purchase. The claim must be made within 4 years of the original filing date.

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 in England, or the separate LTT higher rates in Wales.

England — 5% SDLT Surcharge (from October 2024)

A 5% surcharge applies to every band on top of standard SDLT rates. For example, on a £300,000 buy-to-let property in England:

£0 – £125,000 @ 5%£6,250
£125,001 – £250,000 @ 7%£8,750
£250,001 – £300,000 @ 10%£5,000
Total SDLT£20,000

Wales — LTT Higher Rates (separate bands)

Wales uses completely separate higher rate bands — not a surcharge on top of main rates. On a £300,000 buy-to-let in Wales:

£0 – £180,000 @ 5%£9,000
£180,001 – £250,000 @ 8.5%£5,950
£250,001 – £300,000 @ 10%£5,000
Total LTT£19,950
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 higher rates, but you can claim a full refund if you sell your old home within 3 years (England) or 3 years (Wales). Our solicitors handle surcharge refund applications as part of the conveyancing process.

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.

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.

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.
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 are the LTT higher rates in Wales and when do they apply?
The LTT higher rates (effective 11 December 2024) are completely separate bands — not the main rates plus a surcharge. They apply when you own another residential property worth £40,000 or more and are not replacing your main home. The bands are: 5% to £180,000; 8.5% to £250,000; 10% to £400,000; 12.5% to £750,000; 15% to £1.5m; 17% above £1.5m.
What is the additional dwelling surcharge in England?
In England, buying an additional residential property (buy-to-let or second home) attracts a 5% surcharge on top of standard SDLT rates (increased from 3% in October 2024). If you are replacing your main residence and sell your previous home within 36 months, you can claim a refund of the surcharge.
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 companies pay stamp duty at a higher rate?
Yes. In England, companies pay SDLT at a flat rate of 17% on residential properties costing more than £500,000. Relief is available for qualifying property rental businesses, developers, and others — where relief applies, the company pays the higher rates for additional dwellings instead. In Wales, companies purchasing residential property for £40,000 or more automatically pay the LTT higher rates — there is no equivalent rental business relief in Wales.
Is there a stamp duty surcharge for non-UK residents?
Yes, in England. If you are not present in the UK for at least 183 days during the 12 months before your purchase, a 2% non-UK resident surcharge applies on top of standard SDLT rates. There is no equivalent non-UK resident surcharge in Wales.
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 higher rates. If you sell your previous main residence within 3 years of completing your new purchase, you can apply for a refund. In Wales, the claim must be made within 4 years of the original filing date. Your solicitor can advise on the refund process.

Related Guides

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First-Time Buyer Conveyancing Guide

The complete buying process step by step — searches, exchange, completion and stamp duty relief explained.

Shared Ownership Conveyancing

How stamp duty works on shared ownership purchases and staircasing transactions.

Conveyancing Fees

Our transparent, VAT-inclusive conveyancing fees — confirmed in writing before any work begins.

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