Rates in each nation
England and Northern Ireland — SDLT (from 1 April 2025)
| Portion of price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5m | 10% |
| Over £1.5m | 12% |
First-time buyers: 0% up to £300,000, 5% to £500,000. Additional homes: +5% on each band. Non-UK residents: +2%.
Scotland — LBTT: 0% to £145,000; 2% to £250,000; 5% to £325,000; 10% to £750,000; 12% above. First-time buyers’ nil band £175,000. Additional Dwelling Supplement 8% of the total price.
Wales — LTT: 0% to £225,000; 6% to £400,000; 7.5% to £750,000; 10% to £1.5m; 12% above. Higher rates for additional homes start at 5% and reach 17%.
Worked example: £295,000 in England
£295,000, England, home mover
This reproduces the GOV.UK example: 2% of £125,000 (£2,500) plus 5% of £45,000 (£2,250) = £4,750.
- Effective rate
- 1.61%
| Portion of price | Rate | Taxable | Tax |
|---|---|---|---|
| £0 – £125,000 | 0.0% | £125,000 | £0 |
| £125,000 – £250,000 | 2.0% | £125,000 | £2,500 |
| £250,000 – £925,000 | 5.0% | £45,000 | £2,250 |
The same price costs £4,350 in LBTT in Scotland and £4,200 in LTT in Wales.
What changed
The temporary SDLT thresholds (nil band £250,000, first-time buyers £425,000) ended on 31 March 2025, which is why buyers in England now pay more on homes between £125,000 and £500,000. The surcharge on additional homes rose from 3% to 5% on 31 October 2024. Scotland’s ADS rose from 6% to 8% on 5 December 2024, and Wales raised its higher residential rates on 11 December 2024.
Tips
- Replacing your main home? In England you can reclaim the 5% surcharge if you sell your previous home within 36 months.
- Fixtures and chattels (curtains, appliances) are not subject to stamp duty, so agree a fair value for them separately.
- Shared ownership buyers can choose to pay on the full market value or in stages.