Stamp Duty Calculator
Calculate property purchase tax (SDLT, LBTT, LTT) across England, Northern Ireland, Scotland, and Wales for 2024/25.
🧾 Calculate Your Stamp Duty
Understand your property tax.
Stamp Duty (or its equivalent in Scotland/Wales) is a significant cost when buying property. This calculator helps estimate the tax based on:
- The property's purchase price.
- Whether it's in England/NI (SDLT), Scotland (LBTT), or Wales (LTT).
- Your status (first-time buyer, mover, or buying an additional property).
Get a clear breakdown and understand how different factors affect the final amount due.
📊 Stamp Duty Comparison
Compare tax costs across UK regions and buyer types.
Compare Stamp Duty Scenarios
Tools to easily compare SDLT, LBTT, and LTT for different property prices and buyer statuses are coming soon.
Visualize the tax differences between buying your first home, moving, or investing.
🎓 Understanding UK Property Purchase Tax
When you buy property or land over a certain price in the UK, you must pay a tax. The name and rates depend on the location:
- England & Northern Ireland: Stamp Duty Land Tax (SDLT)
- Scotland: Land and Buildings Transaction Tax (LBTT)
- Wales: Land Transaction Tax (LTT)
The tax is calculated progressively on the portion of the property price falling within each tax band. Additional surcharges apply if you're buying a second home or buy-to-let property.
England & NI (SDLT Rates 2024/25)
Standard Rate (Moving Home):
- £0 - £250,000: 0%
- £250,001 - £925,000: 5%
- £925,001 - £1,500,000: 10%
- Over £1,500,000: 12%
First-Time Buyers: Pay 0% up to £425,000 and 5% on the portion from £425,001 to £625,000 (only applies to properties costing £625,000 or less).
Additional Properties: A 3% surcharge is added to each standard rate band.
Scotland (LBTT Rates 2024/25)
Standard Rate (Moving Home):
- £0 - £145,000: 0%
- £145,001 - £250,000: 2%
- £250,001 - £325,000: 5%
- £325,001 - £750,000: 10%
- Over £750,000: 12%
First-Time Buyers: Pay 0% up to £175,000.
Additional Properties: A 6% Additional Dwelling Supplement (ADS) applies to the *entire* purchase price (if £40,000 or more), on top of standard LBTT rates.
Wales (LTT Rates 2024/25)
Standard Rate (Moving Home):
- £0 - £225,000: 0%
- £225,001 - £400,000: 6%
- £400,001 - £750,000: 7.5%
- £750,001 - £1,500,000: 9%
- Over £1,500,000: 12%
First-Time Buyers: No specific relief available.
Additional Properties: A 4% surcharge is added to each standard rate band.
Disclaimer
This calculator provides estimates based on current rates for residential property purchases. Rates can change. Non-residential or mixed-use properties may have different rates. Always consult official government guidance (HMRC, Revenue Scotland, Welsh Revenue Authority) or a conveyancer/solicitor for exact figures and advice specific to your purchase.
📱 How to Use This Stamp Duty Calculator
Quickly estimate the property purchase tax you might owe:
Step 1: Enter Property Price
Input the agreed purchase price for the property.
Step 2: Select Property Region
Choose whether the property is in England/NI, Scotland, or Wales, as tax systems differ.
Step 3: Choose Buyer Status
Select if you're a first-time buyer, moving home, or buying an additional property (like a buy-to-let or second home).
✅ Get Your Estimate
Click "Calculate Stamp Duty" to see the estimated tax payable and the effective tax rate.
🏘️ Real-World Stamp Duty Examples
See how tax costs vary based on price, region, and buyer status:
Example 1: First Time Buyer in England (£400,000 Property)
Details:
- • Price: £400,000
- • Region: England
- • Status: First-Time Buyer
Estimated SDLT:
- • Tax Payable: £0 (Relief applies)
- • Effective Rate: 0.0%
Example 2: Moving Home in England (£400,000 Property)
Details:
- • Price: £400,000
- • Region: England
- • Status: Moving Home
Estimated SDLT:
- • Tax Payable: £7,500 (0% on £250k, 5% on £150k)
- • Effective Rate: 1.88%
Example 3: Additional Property in England (£400,000 Property)
Details:
- • Price: £400,000
- • Region: England
- • Status: Additional Property
Estimated SDLT:
- • Tax Payable: £19,500 (3% on £250k, 8% on £150k)
- • Effective Rate: 4.88%
Example 4: Moving Home in Scotland (£400,000 Property)
Details:
- • Price: £400,000
- • Region: Scotland
- • Status: Moving Home
Estimated LBTT:
- • Tax Payable: £13,350 (0% on £145k, 2% on £105k, 5% on £75k, 10% on £75k)
- • Effective Rate: 3.34%
Example 5: Moving Home in Wales (£400,000 Property)
Details:
- • Price: £400,000
- • Region: Wales
- • Status: Moving Home
Estimated LTT:
- • Tax Payable: £10,500 (0% on £225k, 6% on £175k)
- • Effective Rate: 2.63%
💡 Key Takeaways
- • Tax costs vary significantly between UK regions for the same price.
- • First-time buyer relief (England/NI & Scotland) offers substantial savings.
- • Additional property surcharges dramatically increase the tax bill.
- • The tax is progressive – higher value properties attract higher overall tax rates.
❓ Stamp Duty FAQs
When is Stamp Duty payable?
You must pay Stamp Duty and file a return within 14 days of completing the property purchase. Your solicitor or conveyancer usually handles this on your behalf and adds the cost to their fees.
Who qualifies as a First-Time Buyer?
Someone who has never owned a residential property anywhere in the world before. If buying jointly, *both* buyers must be first-time buyers to qualify for relief.
What counts as an "Additional Property"?
Buying a property when you already own another residential property worth £40,000 or more (anywhere in the world), and you are not replacing your main residence. This typically includes buy-to-let properties and second homes.
Is Stamp Duty payable on gifted properties or inheritances?
Generally, no Stamp Duty is payable if a property is genuinely gifted with no payment or 'consideration'. However, if you take over an existing mortgage as part of the gift, Stamp Duty may be due on the outstanding mortgage amount if it exceeds the threshold.
Do I pay Stamp Duty on fixtures and fittings?
No, Stamp Duty is only payable on the property itself. You can agree a separate, reasonable price for removable items like curtains, carpets, or white goods ('chattels') with the seller, which is not subject to Stamp Duty. This must be documented fairly.
Can I add Stamp Duty to my mortgage?
While you can't technically add the tax itself to the mortgage loan, you might be able to borrow slightly more than the property price (if your affordability allows) to cover the Stamp Duty cost. This increases your LTV and total interest paid.
📞 Need Conveyancing Advice?
Stamp Duty calculations and payments are handled by your solicitor or conveyancer. Ensure you use a reputable professional. You can compare quotes via comparison sites, but check reviews carefully.
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