Stamp Duty calculator
Estimates residential property transaction tax in England, Northern Ireland, Wales and Scotland, using the selected region and buyer type. Reliefs and higher rates depend on eligibility.
Stamp Duty calculator
Pop a property price in and we will show you what is due on completion, and what you could save with the right relief.
Next step: book a quick 15-minute call and we will check your figures against over 90 lenders. No credit check, no obligation.
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We will email your report: relief eligibility, what to budget for on top (solicitor fees, searches, survey), and the next steps for your buyer type. We only call if you leave a number and ask us to.
Think carefully before securing other debts against your property. Your property may be repossessed if you do not keep up repayments on your mortgage.
Figures are indicative and based on the inputs you provide, using April 2026 rates for England/NI (SDLT), Wales (LTT) and Scotland (LBTT). Final liability is confirmed by your solicitor at completion. This is a tool, not regulated advice.
Some buy-to-let mortgages are not regulated by the Financial Conduct Authority.
How to read this result
The headline figure is the Stamp Duty Land Tax due on completion for the property price, region and buyer type you selected. England and Northern Ireland use SDLT, Scotland uses Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). The calculator switches the rate tables to match. It assumes an ordinary residential purchase and the eligibility of the buyer type selected. It does not cover lease-rent tax, linked or shared-ownership transactions, mixed-use property or special company rules. The single buyer-type selector does not combine additional-property, non-resident and first-time buyer statuses; ask your conveyancer for a combined calculation where relevant.
First-time buyer relief applies in England and Northern Ireland for purchases up to £500,000, with 0% on the first £300,000 and 5% on the £200,000 above. Above £500,000, first-time buyers pay full standard rates. Every buyer must qualify as a first-time buyer and intend to use the property as their only or main residence. Scotland increases the nil-rate band to £175,000 for eligible first-time buyers, saving up to £600. Wales has no first-time buyer relief.
When additional-property higher rates apply, England and Northern Ireland add 5% to the standard SDLT bands, Scotland adds the 8% Additional Dwelling Supplement, and Wales uses separate higher residential LTT bands. The ordinary purchase-price threshold is £40,000. If you buy a new main home before selling your previous main residence, the higher tax may be payable at completion; a later sale may qualify for a refund, subject to regional conditions, time limits and claim deadlines. Non-UK-resident buyers may also pay a 2% SDLT surcharge in England and Northern Ireland.
Final liability is confirmed by your solicitor at completion. If you are between properties, mid-divorce, or buying through a limited company, the rules can move materially. Always check with the solicitor before exchange. We can also flag the Stamp Duty implications when we recommend the lender.
Related guides
Stamp Duty: the complete guide
First-time buyer relief, the 5% additional-property surcharge, the non-resident surcharge, and worked examples up to and above £500,000.
Read guideBuy-to-let tax guide
Section 24, the 5% additional-property surcharge, and the structuring decisions that affect every landlord.
Read guideTrue cost of moving home
All the line-item costs of a move beyond the deposit and Stamp Duty: surveys, legal fees, removals and the small ones that add up.
Read guidePlan the upfront costs properly
A short call covers the Stamp Duty, the deposit, the legal fees and the lender fees in one go. You walk away with a number you can budget against.
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