2026/27 tax year. Real SDLT bands (England/NI) and LBTT bands (Scotland) — monthly repayment, total interest, and exact stamp duty for your situation.
Your monthly payment is calculated using the standard UK repayment-mortgage amortization formula on your loan amount (property price minus deposit), your interest rate, and your term. Stamp duty is calculated separately using the real progressive band structure for wherever the property is — England/Northern Ireland (SDLT) or Scotland (LBTT) — not a flat percentage guess.
| 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% |
First-time buyers pay 0% up to £300,000, then 5% up to £500,000 — but only if the total price is £500,000 or under. Above that, the relief disappears completely and standard rates apply to the whole price. Additional properties (buy-to-let, second homes) add a flat 5% surcharge on top of every band.
| 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% |
First-time buyer relief raises the nil-rate band from £145,000 to £175,000 (worth up to £600 — much less generous than the England/NI relief). The Additional Dwelling Supplement (ADS) for buy-to-let/second homes is a flat 8% on the full price, on top of standard LBTT.
A standard (non-first-time-buyer) purchase at £250,000 costs £2,500 in SDLT in England/NI, but only £2,100 in LBTT in Scotland — Scotland's higher nil-rate band (£145,000 vs £125,000) more than offsets its narrower 2% band. The gap flips for larger first-time-buyer purchases: England/NI's FTB relief (0% to £300,000) is far more generous than Scotland's (0% to £175,000), so an FTB buying at £250,000 pays £0 in England/NI but £3,750 in Scotland.