Stamp Duty Land Tax
First-time buyer relief has a £500,000 property-price ceiling. Additional-property purchases usually add 5 percentage points, while a separate 2% non-resident surcharge can also apply.
Buy · Calculator 17
UK Property Purchase Tax Calculator
Calculate SDLT in England and Northern Ireland, LBTT in Scotland or LTT in Wales, then add the deposit and full buying costs needed to complete.
1 Enter your figures2 Review assumptions3 Explore the result
Scope: residential purchases across all four UK nations.Select the property location to calculate SDLT, LBTT or LTT. Rules reviewed 25 August 2026.
Your figures
Your entries stay in this tab and are not sent to Money Considered. A shareable link includes only the assumptions shown in its URL.
Estimated Stamp Duty Land Tax
£12,5002.78% effective rate on a £450,000 purchase in England or Northern Ireland.True purchase cost£466,999£16,999 above the agreed price
Cash needed upfront£84,499£67,500 deposit plus tax and costs
Mortgage amount£382,50085% loan-to-value
What does the next £10,000 of price cost?
£10,500£10,000 of property price plus £500 of additional SDLT under the selected main-home buyer assumptions. Fees are held unchanged.SDLT calculation
Each slice of the purchase price
Price bandTaxedRateTax
First £125,000£125,0000%£0
£125,000–£250,000£125,0002%£2,500
£250,000–£925,000£200,0005%£10,000
Standard or relieved SDLT £12,500Additional-property surcharge £0Non-resident surcharge £0
Where the money goes
Purchase economics and completion cash
Total purchase cost£466,999
Cash needed upfront£84,499
Price or depositSDLTOther costs
Other upfront costs entered
£4,499- Legal and conveyancing
- £2,000
- Survey and valuation
- £750
- Mortgage fees
- £999
- Removal costs
- £750
- Immediate works and other
- £0
The purchase price is not the amount you need to complete.
Your deposit funds part of the property, while the mortgage funds the balance. SDLT and buying costs usually require separate cash, so they reduce the amount available for the deposit unless budgeted independently.
Assumptions used
- Uses residential SDLT bands applying in England and Northern Ireland from 1 April 2025.
- First-time buyer relief is applied only to eligible individual purchases of £500,000 or less.
- The higher rates add 5 percentage points when the additional-property selection applies to a purchase of at least £40,000.
- The non-UK resident surcharge adds 2 percentage points when selected and the purchase is at least £40,000.
- The limited-company selection applies the common higher residential treatment only; transaction-specific exemptions, reliefs and special rates are excluded.
- All entered professional, mortgage and moving costs are treated as cash paid upfront.
- Lease rent, shared ownership, trusts, linked transactions, mixed-use property and other reliefs are excluded.
Property-tax eligibility can turn on ownership, residence, relationship and transaction facts that a price calculator cannot establish. Confirm the return with your conveyancer before exchange or completion.
Three systems · One calculator
“Stamp Duty” is not one UK-wide tax.
The tax follows the property, not the buyer’s home address. England and Northern Ireland use SDLT, Scotland uses LBTT and Wales uses LTT. Their bands and buyer reliefs are materially different.
Land and Buildings Transaction Tax
Eligible first-time buyers receive a £175,000 nil-rate band. The Additional Dwelling Supplement is a separate 8% charge on qualifying additional-property purchases.
Land Transaction Tax
There is no separate first-time buyer relief. Additional-property purchases use a distinct set of higher residential bands rather than a single flat percentage added to the main rates.
Primary sources
Check the official rules for the property location
Common questions
UK property purchase tax FAQs
Is Stamp Duty the same across the UK?
No. England and Northern Ireland use Stamp Duty Land Tax, Scotland uses Land and Buildings Transaction Tax and Wales uses Land Transaction Tax. The property location determines the tax system, bands and reliefs.
What are the SDLT rates in England and Northern Ireland?
For a single residential property, the rates applying from 1 April 2025 are 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5 million and 12% above £1.5 million. Each rate applies only to that slice of the price.
How does first-time buyer SDLT relief work?
Eligible first-time buyers in England and Northern Ireland pay no SDLT on the first £300,000 and 5% on the portion from £300,001 to £500,000. Above £500,000, the relief is unavailable and ordinary residential rates apply to the whole transaction.
How is Scottish LBTT calculated?
Scottish residential LBTT uses bands of 0% up to £145,000, 2% to £250,000, 5% to £325,000, 10% to £750,000 and 12% above £750,000. Eligible first-time buyers receive a £175,000 nil-rate band, reducing LBTT by up to £600.
What is Scotland’s Additional Dwelling Supplement?
For relevant contracts from 5 December 2024, the Additional Dwelling Supplement is 8% of the price of a qualifying additional residential property costing at least £40,000. It is charged in addition to ordinary LBTT.
How is Welsh LTT calculated?
Main residential LTT is 0% up to £225,000, then 6%, 7.5%, 10% and 12% across successive bands. Wales has no separate first-time buyer relief. Qualifying additional properties use distinct higher residential bands from 5% to 17%.
Can I reclaim additional-property tax after selling my previous home?
Potentially. England and Northern Ireland, Scotland and Wales each provide routes for qualifying replacement-main-residence transactions, generally using a 36-month or three-year disposal period under current rules. The legal conditions differ, so the calculator identifies the potential higher-rate element but cannot establish eligibility.
What is the non-UK resident SDLT surcharge?
A residential purchase in England or Northern Ireland can carry a 2 percentage-point surcharge when it is a non-resident transaction for SDLT purposes. This specific residence test does not apply to the Scottish LBTT or Welsh LTT calculations in this tool.
How much cash do I need to buy a property?
The calculator adds the cash deposit, property purchase tax and all entered legal, survey, mortgage, valuation, removal and immediate-work costs. The mortgage is assumed to fund only the portion of the price not covered by the deposit.
Does a bigger deposit reduce property purchase tax?
No. SDLT, LBTT or LTT is calculated from the transaction value and buyer circumstances, not the mortgage size. A larger deposit reduces borrowing but increases the cash needed at completion.
Which purchases need specialist tax advice?
Companies, trusts, partnerships, shared ownership, new leases with chargeable rent, linked transactions, mixed-use property, multiple dwellings, transfers of ownership and relief claims can require calculations outside this tool.