Three different taxes, not one
'Stamp duty' is a shorthand. England and Northern Ireland charge Stamp Duty Land Tax (SDLT), Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Each has its own bands, reliefs and surcharges, so the same price can produce a very different bill depending on where the property is.
England and Northern Ireland: SDLT
SDLT is charged in slices: nothing on the first £125,000, 2% on the portion up to £250,000, 5% up to £925,000, 10% up to £1.5 million and 12% above that. First-time buyers pay nothing up to £300,000 and 5% between £300,000 and £500,000, but lose the relief entirely above £500,000.
Buy-to-let and other additional-property purchases pay a 5% surcharge on the full price, not just the top slice, for purchases from £40,000. Buyers who aren't UK resident pay a further 2%. Companies buying residential property at £500,000 or more can face a flat 15% rate unless a relief applies: property rental businesses usually qualify for relief, so check with your solicitor.
Scotland: LBTT and the Additional Dwelling Supplement
LBTT charges nothing up to £145,000, 2% up to £250,000, 5% up to £325,000, 10% up to £750,000 and 12% above. First-time buyers get a higher nil-rate band of £175,000. Additional properties from £40,000 pay the Additional Dwelling Supplement of 8% on the full price. Scotland has no non-resident surcharge.
Wales: LTT higher rates
Wales doesn't add a surcharge to its standard bands. Instead, additional properties from £40,000 are taxed on a separate higher-rate table starting at 5% on the first £180,000, rising to 8.5% up to £250,000, 10% up to £400,000, 12.5% up to £750,000, 15% up to £1.5 million and 17% above. Wales has no first-time buyer relief and no non-resident surcharge.
Keeping the rates current
Stamp duty rates change at budgets and fiscal events. Every rate in ADVESTOR comes from one central table that carries a last-verified date, shown on every result. Always confirm the final figure with your conveyancer before exchange.
Stamp duty on a buy-to-let: quick reference
| Purchase price | England & NI (SDLT) | Scotland (LBTT + ADS) | Wales (LTT higher rates) |
|---|---|---|---|
| £100,000 | £5,000 | £8,000 | £5,000 |
| £150,000 | £8,000 | £12,100 | £7,500 |
| £200,000 | £11,500 | £17,100 | £10,700 |
| £250,000 | £15,000 | £22,100 | £14,950 |
| £300,000 | £20,000 | £28,600 | £19,950 |
| £400,000 | £30,000 | £45,350 | £29,950 |
| £500,000 | £40,000 | £63,350 | £42,450 |
| £750,000 | £65,000 | £108,350 | £73,700 |
| £1,000,000 | £93,750 | £158,350 | £111,200 |