SDLT · LBTT · LTT — all four nations, updated for 2026
When you buy property in the UK, the tax you pay depends on where the property is located — not where you live. England and Northern Ireland use Stamp Duty Land Tax (SDLT), Scotland uses Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). Each nation sets its own rates, thresholds, and reliefs, meaning the tax on the same property price can vary by thousands of pounds depending on which side of the border it sits.
Use our free calculator below to see exactly what you'll pay — and compare across all three tax systems side by side. Rates are verified from HMRC, Revenue Scotland, and the Welsh Revenue Authority for the 2025/26 tax year.
Where is the property?
Buyer type
Property price
SDLT due
£0
0.00% of purchase price
Band breakdown
| Band | Rate | Tax on this band |
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Compare all nations at this price
Property transaction tax is one of the largest upfront costs when buying a home in the UK. Unlike income tax or council tax, it is a one-off payment due at the point of purchase. The amount you owe is determined by the price you pay, where the property is located, and whether you are a first-time buyer, a home mover, or purchasing an additional property. Since devolution gave Scotland and Wales the power to set their own rates, the UK now has three separate systems running in parallel — each with different thresholds, bands, and reliefs.
All three systems use a progressive or "slice" structure, similar to income tax. You do not pay a single rate on the whole purchase price. Instead, each portion of the price is taxed at its own rate. For example, under SDLT in England, the first £125,000 is tax-free, the next £125,000 is taxed at 2%, the next £675,000 at 5%, and so on. This means the effective tax rate rises gradually as the property price increases.
SDLT is administered by HMRC and applies to all residential property purchases in England and Northern Ireland. Following the end of the temporary threshold increase, the nil-rate band reverted to £125,000 on 1 April 2025. First-time buyers benefit from an enhanced nil-rate band of £300,000 on properties up to £500,000. An additional property surcharge of 5% applies across every band for second homes, buy-to-let, and holiday lets — increased from 3% in October 2024. SDLT must be paid within 14 days of completion.
SDLT rates — standard residential (from April 2025)
| Band | Rate |
|---|---|
| £0 – £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Scotland replaced SDLT with LBTT in April 2015, administered by Revenue Scotland. The nil-rate band sits at £145,000 — lower than England — but first-time buyers in Scotland benefit from an extended threshold of £175,000. The most significant difference for buy-to-let investors is Scotland's Additional Dwelling Supplement (ADS), which is charged at a flat 8% on the entire purchase price rather than as a banded surcharge. This was increased from 6% in December 2024 and makes additional property purchases substantially more expensive in Scotland compared to the rest of the UK. The filing deadline is 30 days from completion.
LBTT rates — standard residential (current)
| Band | Rate |
|---|---|
| £0 – £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
Wales introduced LTT in April 2018, administered by the Welsh Revenue Authority (WRA). Wales has the most generous nil-rate threshold at £225,000, meaning the majority of Welsh property buyers pay no transaction tax at all. However, Wales is the only UK nation that offers no first-time buyer relief — all buyers pay the same rates regardless of whether it is their first purchase. The additional property surcharge is 5% on top of standard rates (increased from 4% in December 2024). The filing deadline is 30 days from completion.
LTT rates — standard residential (from December 2024)
| Band | Rate |
|---|---|
| £0 – £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Property tax rates across the UK saw significant changes in late 2024 and early 2025. In England and Northern Ireland, the temporary SDLT threshold increase (which had raised the nil-rate band to £250,000) ended on 1 April 2025, reverting the threshold to £125,000 and adding thousands of pounds to the average buyer's bill. At the same time, the additional property surcharge rose from 3% to 5% in October 2024. Scotland increased its ADS from 6% to 8% in December 2024, while Wales raised its higher residential rates by one percentage point in the same month. These changes make it more important than ever to check the exact amount you'll owe before committing to a purchase.
The buyer is responsible for paying property transaction tax — it is not split with the seller. In practice, your solicitor or conveyancer will handle the filing and payment as part of the conveyancing process. In England and Northern Ireland, the deadline is 14 days from completion; in Scotland and Wales it is 30 days. Late filing can result in penalties and interest. If you are purchasing without legal representation (rare but possible), you must file the return and pay the tax yourself directly to HMRC, Revenue Scotland, or the WRA.