UK Stamp Duty Calculator (England, Scotland, Wales)

This is the number that lands right before you make an offer — the tax bill on top of the purchase price that isn't part of the mortgage and has to be found in cash. England and Northern Ireland call it Stamp Duty Land Tax, Scotland calls it Land and Buildings Transaction Tax, and Wales calls it Land Transaction Tax; all three tax the same kind of purchase but with different bands, different thresholds, and different relief rules, so a price that's affordable in one nation's tax regime can land quite differently in another's.

First-time buyers and people buying an additional property (a second home or a buy-to-let) are treated very differently from someone simply moving house, and non-UK residents face a further surcharge in England — this calculator walks through whichever combination applies to you rather than showing one generic rate.

A property price and purchase type can say a lot about your finances before an offer is even accepted. Nothing entered here — the price, the region, whether it's a first home or an additional property — is sent anywhere or saved; it's calculated entirely in your browser so you can work out the real cost before you've told an estate agent or a lender anything.

All three taxes — SDLT, LBTT and LTT — work as banded, progressive taxes on the purchase price, the same structural idea as Income Tax: each slice of the price that falls within a band is taxed at that band's rate, and only the portion above a threshold moves into the next, higher-rate band. A price that pushes into a higher band doesn't get taxed entirely at that top rate — only the excess above the threshold does.

First-time buyer relief raises the nil-rate starting band in England/NI and Scotland, so a genuine first-time buyer pays nothing on a larger slice of the price than someone who's owned property before — though in England this relief only applies up to a price ceiling, above which standard rates apply to the whole purchase. Wales doesn't operate a separate first-time-buyer relief; its standard nil band is simply set to cover most starter purchases already.

Buying an additional property — a second home, holiday home, or buy-to-let — adds a surcharge on top of the standard band rates in all three nations, applied as extra percentage points across every band rather than just the top one. England also adds a separate surcharge for non-UK-resident buyers, which can stack on top of the additional-property surcharge if both apply.

Because the bands and thresholds differ by nation and are set independently by HM Treasury, the Scottish Government and the Welsh Government, the same purchase price can result in three different tax bills depending purely on where in the UK the property sits.