Stamp Duty Calculator

Estimate the property purchase tax for your country and buyer status.

Step 1

Your figures

Enter your details below. Your estimate updates automatically.

Your estimate appears below the form. Use “View estimate” to jump to it.

Property purchase price (£)

Where is the property?

England or Northern Ireland (SDLT) Scotland (LBTT) Wales (LTT)

Buyer status

These are confirmed-status scenarios, not an eligibility checker. First-time relief requires every buyer to qualify and intend to live in the property. Use standard rates for a first purchase intended for letting. If keeping your old main home at completion, check whether higher rates are initially payable even if a later refund is possible.

Standard rates / qualifying main-home replacement Eligible first-time buyer purchasing a main home Additional property — higher rates apply

The 2% non-UK resident SDLT surcharge applies

SDLT residence rules differ from ordinary tax residence. This surcharge applies only in England and Northern Ireland. Check your status with your conveyancer.

Step 2

Your property purchase tax estimate

Updates live

Estimated tax to pay

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Purchase price plus tax

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See the breakdown

Standard tax before relief or higher rates

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First-time buyer relief applied

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Extra tax from higher rates / surcharges

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Effective tax rate on the full price

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How it is calculated

About this calculator

Estimate the property purchase tax for your country and buyer status.

What this calculator covers

A single residential property purchase by individuals, using current rates reviewed on 25 September 2026. Tax is charged on portions of the price in each band. Scottish ADS and applicable SDLT surcharges are charged on the full price; Welsh higher rates use a separate set of bands. Additional-property charges are excluded on purchases below £40,000 within this single-property model.

Worked example

For a standard £300,000 purchase in England or Northern Ireland, the configured bands produce an estimated £5,000 SDLT: 0% on the first £125,000, 2% on the next £125,000 and 5% on the final £50,000. First-time buyer, additional-property and non-resident selections can change the result.

Assumptions and exclusions

This is a planning estimate. It excludes historical or transitional rates, refunds, linked transactions, companies and trusts, shared ownership, multiple dwellings, non-residential or mixed-use property, lease rent charges and other reliefs. Price plus tax excludes conveyancing, mortgage fees and other buying costs. Confirm the amount and any return requirements with your conveyancer.

Estimates are displayed to pennies before any whole-pound tax-return rounding. Special rules for short leases are excluded.

Frequently asked questions

Which property purchase tax should I select?

Select the country where the property is located. The calculator estimates SDLT for England and Northern Ireland, LBTT for Scotland, and LTT for Wales. Buyer status and additional-property rules can affect the estimate.

Is the whole purchase price taxed at one rate?

Standard residential purchase tax is calculated on portions of the price within each band. Scottish ADS and applicable SDLT surcharges use the full price, while Welsh higher rates use separate bands. The calculator shows an estimate for the selected country and buyer status.

Does price plus tax include all buying costs?

No. It adds the estimated property purchase tax to the purchase price. Conveyancing, mortgage fees, moving costs and other buying expenses are excluded. Historical rates, refunds, linked transactions and special reliefs are outside this model.

Does the calculator cover first-time buyers and additional properties?

Yes, where the selected country has a supported first-time buyer or additional-property treatment. Choose the buyer type that matches the transaction, and use the non-resident option where shown. Eligibility and special cases still need to be confirmed with a conveyancer.

Why might my final tax bill differ from this estimate?

Linked transactions, companies or trusts, shared ownership, mixed-use property, leases, reliefs, refunds and transitional rules can change the amount. The calculator models one straightforward residential purchase using the displayed reviewed rates.