The property tax on a purchase, worked out slice by slice — Stamp Duty Land Tax in England & Northern Ireland, LBTT in Scotland, LTT in Wales, at the rates in force in October 2026.
Deposit plus the tax — the cash you need on top of the mortgage. Legal and moving costs are extra.
| Slice of the price | Rate | Tax |
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Stamp duty (SDLT), Scotland LBTT and Wales LTT on a home purchase: first-time buyer relief and additional-property rates, with the tax worked out band by band.
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The tax on buying a home, worked out slice by slice: Stamp Duty Land Tax in England & Northern Ireland, LBTT in Scotland and LTT in Wales — with first-time buyer relief and additional-property rates.
A £300,000 main home in England costs £5,000 in SDLT: nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £50,000. A first-time buyer pays £0 on the same home; in Scotland the LBTT would be £4,600, and as an additional property in England it would cost £20,000.
All three taxes are charged in slices, like income tax: each band of the price is taxed at its own rate, never the whole price at the top rate. England and Northern Ireland add 5 percentage points to every band for additional properties; Scotland adds an 8% supplement on the whole price; Wales has a separate, higher band table. First-time buyer relief lifts the nil band to £300,000 in England (lost entirely above £500,000) and to £175,000 in Scotland; Wales has no first-time buyer relief.
In slices: each portion of the price is taxed at the rate for its band. On a £300,000 English main home that is 0% on £125,000, 2% on £125,000 and 5% on £50,000 — £5,000 total, an effective rate of 1.67%.
In England, nothing up to £300,000 and 5% from £300,001 to £500,000 — but above £500,000 the relief is lost completely and standard rates apply to the whole price. Scotland raises the nil band to £175,000 for first-time buyers. Wales has no first-time buyer relief at all.
A purchase where you will own more than one dwelling at the end of the day — a second home or buy-to-let — worth £40,000 or more. England adds 5 points to every band, Scotland charges an 8% supplement on the whole price, and Wales uses a higher band table. If you sell your previous main home within 36 months, the extra tax can usually be reclaimed.
Property taxes are devolved: Scotland’s LBTT and Wales’s LTT have their own bands, set by their own governments. The calculators use the Revenue Scotland and Welsh Revenue Authority tables currently in force.
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