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Covers England, NI & Wales
Est. Tax Due
Purchase Price
England & NI · Standard
£350,000
Estimated Stamo Duty Land Tax
0% on first £125,000
£0
2% on next £125,000
£2,500
5% on remaining £100,000
£5,000
Choose where you're buying, your buyer status, and the purchase price. We'll apply the correct bands automatically, England and Northern Ireland use Stamp Duty Land Tax, Wales uses Land Transaction Tax, and the two work quite differently.
Figures are calculated using published England & Northern Ireland SDLT and Wales LTT residential rates and are for guidance only. They don't account for reliefs such as multiple dwellings, or additional surcharges like the 2% non-resident SDLT charge. Your solicitor will confirm the exact amount payable on completion.
Stamp Duty and Land Transaction Tax are both banded, which trips a lot of buyers up. Here's what's actually happening behind your number.
Slice-based, not flat
You’re not taxed at one rate
Both SDLT and LTT are charged in slices. You don’t pay one percentage on the whole price; each band’s rate only applies to the portion of the price that falls within it, which is why the effective rate is always lower than the top band you fall into.
England & NI vs. Wales
Two genuinely different systems
Wales replaced Stamp Duty with its own Land Transaction Tax in 2018. The nil-rate band is higher in Wales (£225,000 vs £125,000), but there’s no first-time buyer relief, so buyers in Wales and England can end up in a very different position on similar-priced homes.
First-time buyer relief
Only available in England & NI
First-time buyers in England and Northern Ireland pay nothing on the first £300,000, and 5% up to £500,000. Above £500,000, the relief disappears entirely and standard rates apply to the full price. Wales has no equivalent relief.
Additional properties
Second homes cost more
Buying a second home or a buy-to-let means higher rates in both nations, though structured differently. England adds a flat 5% to every band, while Wales uses an entirely separate higher-rate table rather than a simple surcharge.
SDLT · STANDARD RATES
BAND
RATE
Up to £125,000
0%
£125,001 – £250,000
2%
£250,001 – £925,000
5%
£925,001 – £1.5m
10%
Above £1.5m
12%
LTT · MAIN RESIDENTIAL RATES
BAND
RATE
Up to £225,000
0%
£225,001 – £400,000
6%
£400,001 – £750,000
7.5%
£750,001 – £1.5m
10%
Above £1.5m
12%
See what our happy customers have to say about their experience with us — real stories from people we’ve helped every step of the way.
The questions our clients ask us most about Stamp Duty and Land Transaction Tax, answered plainly.
What’s the difference between Stamp Duty and Land Transaction Tax?
Stamp Duty Land Tax (SDLT) applies in England and Northern Ireland. Wales replaced it with Land Transaction Tax (LTT) in 2018, which has its own bands, thresholds, and rules, including no first-time buyer relief.
