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Commercial Stamp Duty: SDLT vs LBTT vs LTT
Buying commercial property is taxed differently across the UK. Compare SDLT (England and Northern Ireland), LBTT (Scotland) and LTT (Wales) side by side.
Last updated: 5 July 2026
Not legal or tax advice. This is a general comparison of how the rules differ across the UK. Devolved tax and law change, so confirm the current position for your nation with a qualified solicitor or accountant before acting. See our full disclaimer.
How the nations compare
| Nation | Regime | Nil-rate band | Rate bands | Rent on a new lease | Collector |
|---|---|---|---|---|---|
| England | SDLT | £150,000 | 0% / 2% / 5% | Charged on NPV at 3.5% | HMRC |
| Scotland | LBTT | £150,000 | 0% / 1% / 5% | Charged on NPV (Scottish bands differ) | Revenue Scotland |
| Wales | LTT | £225,000 | 0% / 1% / 5% / 6% | Charged on NPV (Welsh bands) | Welsh Revenue Authority |
| Northern Ireland | SDLT | £150,000 | 0% / 2% / 5% | Charged on NPV at 3.5% | HMRC |
By nation: favourable points and watch-outs
England
SDLT
Pros
- No additional-property surcharge on non-residential
- Same rules as Northern Ireland
Cons
- Lower nil-rate band than Wales
Best for: The default for property in England.
Scotland
LBTT
Pros
- Lower middle-band rate (1%)
Cons
- Different lease NPV bands from England
Best for: Property in Scotland.
Wales
LTT
Pros
- Higher £225,000 nil-rate band
- Cheaper on lower-value purchases
Cons
- 6% top rate above £1m
Best for: Property in Wales.
Northern Ireland
SDLT
Pros
- Same SDLT as England
Cons
- Different rating system and lease law
Best for: Property in Northern Ireland.