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Buying Budget

Stamp Duty Calculator (SDLT, LTT & LBTT)

Estimate only

Property transaction tax is not the same across the UK. England and Northern Ireland charge Stamp Duty Land Tax, Wales charges Land Transaction Tax and Scotland charges Land and Buildings Transaction Tax — with different thresholds, rates and reliefs.

Choose your jurisdiction below. Every rate used is held as configurable data with the date it took effect, the date we last reviewed it and a link to the original source.

Tax rules differ by UK jurisdiction — this choice changes the calculation.

Are all buyers first-time buyers?
Will this be an additional property?

For example a second home or a buy-to-let.

Estimated SDLT

£0

England · first-time buyer rates · effective rate 0.0%

Tax before surcharge

£0

Additional property surcharge

£0

Effective rate

0.0%

Band-by-band breakdown

Tax due within each band
BandRateTaxableTax
£0–£300,0000.0%£300,000£0

Calculated on 1 September 2026 using England rates effective from 1 April 2025. Last reviewed 21 August 2026.

Estimate only

Tax thresholds change and individual circumstances vary. Your conveyancer will confirm the tax actually payable on your transaction.

How this calculation works

Tax is charged in slices. Each band applies only to the portion of the price that falls within it, and the results are added together. Where first-time buyer relief applies in your jurisdiction, a separate set of bands is used instead.

Rates, thresholds and reliefs are stored as data per jurisdiction, so they can be updated when a Budget changes them without altering any calculation code.

tax = Σ over bands of (min(price, band upper) − band lower) × band rate
surcharge (additional property) = price × 5%

Assumptions

  • England: Stamp Duty Land Tax rates effective from 1 April 2025.
  • First-time buyer relief is not available where the purchase price is above £500,000; standard rates then apply to the whole price.
  • Residential freehold purchase by an individual buying a single dwelling.

Limitations

  • Applies to residential freehold purchases by individuals resident in the UK.
  • Non-UK resident purchasers may pay an additional surcharge which this calculator does not apply.
  • Leasehold, shared ownership and mixed-use purchases follow different rules.
  • Non-UK resident surcharges are not applied.

Sources

Last reviewed: 21 August 2026 · Calculation version 1.0.0

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