Stamp Duty Calculator

How this calculator works: When you buy a residential property in the UK, you pay a tax on the purchase price. The tax is worked out in slices - similar to income tax brackets - so you only pay the higher rates on the portion of the price that falls within each band.

The tax system depends on where the property is located:

• England and Northern Ireland - Stamp Duty Land Tax (SDLT)
• Scotland - Land and Buildings Transaction Tax (LBTT)
• Wales - Land Transaction Tax (LTT)

Each system has its own rates and thresholds, which is why the calculator asks for the property location.

First-time buyer relief

In England and Northern Ireland, first-time buyers pay no tax on the first £300,000 and a reduced rate up to £500,000. If the property costs more than £500,000, the relief doesn't apply. Scotland offers a similar relief up to £175,000. Wales has no specific first-time buyer relief, but the tax-free band already covers most first-time purchases.

Additional property surcharge

If you already own a property and are buying another one (e.g. a buy-to-let or second home), you pay an extra surcharge on top of the standard rates.

In England and Northern Ireland, this is an extra 5% added to each tax band. In Scotland, it works differently - you pay a flat 8% of the entire purchase price on top of the standard LBTT. So on a £300,000 property, the Additional Dwelling Supplement alone would be £24,000, plus the normal LBTT on top. In Wales, additional properties use a completely separate (higher) set of tax bands.

Non-UK resident surcharge

In England and Northern Ireland, buyers who are not UK residents pay an extra 2% on each band. This applies on top of any additional property surcharge.

Important limitations

This calculator gives an estimate for a straightforward residential purchase. It does not cover linked transactions, mixed-use properties, corporate or trust purchases, or other special circumstances. Tax rates and thresholds can change at short notice.

Always confirm the final amount with your solicitor, conveyancer or tax adviser before completing a purchase.