Stamp Duty calculator (SDLT)
Estimate the Stamp Duty Land Tax, known as SDLT, payable on a residential property purchase in England or Northern Ireland. Scotland uses Land and Buildings Transaction Tax, known as LBTT, and Wales uses Land Transaction Tax, known as LTT. Rates, thresholds and reliefs differ by region.
This tool provides general guidance only. It is not tax advice, legal advice, a mortgage application, mortgage offer, personalised illustration or regulated mortgage advice. The actual tax payable will depend on the property price, property location, buyer status, ownership of other properties, residency position, reliefs and any exemptions that may apply.
Speak to a Nexpad adviser for regulated mortgage adviceYour home may be repossessed if you do not keep up repayments on your mortgage.
Think carefully before securing other debts against your home. Property tax rates and thresholds can change, so always confirm the current figures with your solicitor or conveyancer before completion.
How Stamp Duty is calculated in England and Northern Ireland
Stamp Duty Land Tax applies to residential property purchases in England and Northern Ireland. It is calculated in bands, which means you pay the relevant percentage on each slice of the purchase price that falls within each band, rather than one rate on the full property price.
First-time buyer relief may reduce the SDLT payable if all purchasers qualify and the property will be used as their only or main residence. To qualify, a first-time buyer must not have previously owned a residential property anywhere in the world.
If you already own another residential property anywhere in the world and are buying an additional property, the higher rates of SDLT may apply, subject to the detailed rules and exemptions. A separate SDLT surcharge can also apply to purchases by non-UK residents.
Property tax in Scotland and Wales
Scotland does not use SDLT. Residential property purchases in Scotland are subject to Land and Buildings Transaction Tax, administered by Revenue Scotland. An Additional Dwelling Supplement may apply when buying an additional residential property.
Wales does not use SDLT. Residential property purchases in Wales are subject to Land Transaction Tax, administered by the Welsh Revenue Authority. Higher residential rates may apply when buying an additional residential property.
The rates, thresholds, reliefs and filing rules differ across SDLT, LBTT and LTT, so make sure the calculator is set to the correct region.
Frequently asked questions
How is Stamp Duty calculated in England and Northern Ireland?
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SDLT is calculated using tax bands. Each slice of the purchase price is taxed at the rate for that band, and the amounts are added together to produce the total SDLT bill. Scotland and Wales use similar banded property tax systems, but with their own rates, thresholds and rules.
Do first-time buyers pay Stamp Duty?
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In England and Northern Ireland, first-time buyer relief can reduce or remove SDLT on qualifying purchases up to the relevant property value limits. The relief is only available where all purchasers qualify as first-time buyers and the property will be used as their only or main residence. Scotland has its own LBTT first-time buyer relief, while Wales has different LTT rules.
Is Stamp Duty higher on a second home or buy-to-let?
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Often, yes. In England and Northern Ireland, higher rates of SDLT can apply when buying an additional residential property, including a second home or buy-to-let, subject to the detailed rules. Scotland has an Additional Dwelling Supplement under LBTT, and Wales has higher residential rates under LTT.
When is Stamp Duty paid?
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In England and Northern Ireland, the SDLT return is normally filed and paid to HMRC within 14 days of completion. In Scotland, LBTT is normally due within 30 days of the effective date, and in Wales, LTT is normally due within 30 days. Your solicitor or conveyancer will usually file the return and arrange payment from the completion funds.
Are these calculator results guaranteed?
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No. The calculator gives an indicative estimate based on the information entered and the rates available to the tool. Property tax rules can change, and reliefs or surcharges may depend on your individual circumstances. Always confirm the final tax position with your solicitor, conveyancer or tax adviser before completion.
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