Stamp Duty & Property Tax Calculator

How UK property purchase tax works

The tax you pay when buying a home depends on where in the UK the property is. England and Northern Ireland charge Stamp Duty Land Tax (SDLT), Wales charges Land Transaction Tax (LTT), and Scotland charges Land and Buildings Transaction Tax (LBTT).

All three taxes are progressive: the purchase price is split into bands and each band is taxed at its own rate — you only pay the higher rate on the portion of the price within that band, not on the whole amount.

First-time buyer relief

In England and Northern Ireland, first-time buyers pay no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000 — the relief is not available if the price is above £500,000. In Scotland, first-time buyer relief extends the nil-rate LBTT band to £175,000. Wales does not have a separate first-time buyer relief — the main LTT rates apply, with a nil-rate threshold of £225,000 for everyone.

Additional properties and buy-to-let

Buying a second home or a buy-to-let usually costs more. England and Northern Ireland add 5 percentage points to every SDLT band. Wales applies separate, higher LTT rates. Scotland charges the Additional Dwelling Supplement (ADS) at 8% of the full purchase price on top of standard LBTT. In England and Northern Ireland, buyers who are not UK resident for SDLT purposes also pay a 2% surcharge.

What this calculator can and cannot tell you

The calculator is designed for straightforward residential purchases by individuals. It does not cover shared ownership, purchases by companies or trusts, mixed-use property, linked transactions, purchases of six or more dwellings, or specialist reliefs — these can be treated differently. Figures are educational estimates based on published rates; your solicitor or conveyancer will confirm the exact amount payable.