All Stamp Duty Calculators
This is the full index of the 23 calculators on this site, grouped by buyer type, region, transaction type and cost. It is a directory page rather than a calculator itself: pick the tool that matches your situation below.
How to choose the right calculator
Most people want the main UK stamp duty calculator, which handles a standard residential purchase in any of the four nations and applies first-time buyer relief, the additional property surcharge and the non-resident surcharge automatically. Start there unless one of the situations below applies to you.
Use a dedicated tool when your purchase has a rule the standard calculator cannot infer from price alone. If you already own property, the second home stamp duty calculator applies the 5% surcharge and also covers buy-to-let and holiday homes, which are taxed identically. If you are buying through a company, use the limited company stamp duty calculator, which applies the 17% corporate rate above £500,000. For non-residential or mixed property, the commercial stamp duty calculator uses the separate non-residential bands.
Property location decides which tax applies, not where you live. Scotland charges LBTT via the Scotland LBTT calculator and Wales charges LTT via the Wales LTT calculator. England and Northern Ireland both use SDLT, so the main calculator covers them.
Some transactions are not simple purchases at all. Shared ownership, staircasing, transfers of equity, linked transactions, lease premiums and refund claims each have their own rules and their own tool in the lists below. If you are not sure which applies, the guide to how stamp duty is calculated explains the underlying banding first.
Stamp Duty Calculators
7Standard SDLT Calculator
Calculate SDLT for any UK property purchase. Covers all buyer types and regions.
Most PopularFirst-Time Buyer
Check your FTB relief eligibility and see savings on your first home.
Second Home
Calculate stamp duty on a second or holiday home with the 5% additional property surcharge.
Buy-to-Let
BTL stamp duty with the 5% surcharge, framed for landlords and investors.
Non-Resident Buyer
Calculate SDLT with the 2% overseas buyer surcharge.
Shared Ownership
For your initial purchase — compares market value election vs share purchase.
Staircasing
SDLT on additional shared ownership shares. Handles the 80% threshold and linked transactions.
New Build
SDLT for off-plan purchases, part-exchange, and builder incentives.
Understanding UK Stamp Duty
Stamp Duty Land Tax (SDLT) is a progressive tax paid when you buy residential property in England and Northern Ireland. Unlike a flat tax, SDLT is charged in bands. You only pay the higher rate on the portion of the price that falls within each band, similar to income tax. This means the effective rate is always lower than the top band rate.
You must file an SDLT return and pay the tax within 14 days of completing your purchase. Your solicitor or conveyancer will normally handle this on your behalf. Late filing incurs penalties and interest from HMRC.
Scotland and Wales operate separate property tax systems with their own rates, thresholds, and reliefs. Use our Scotland LBTT calculator or Wales LTT calculator for those regions.
| Property Price Band | SDLT Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Above £1,500,000 | 12% |
Regional Calculators
5England SDLT
EnglandStamp Duty Land Tax for property purchases in England.
Scotland LBTT
ScotlandLand and Buildings Transaction Tax for Scottish property.
ADS (Scotland)
ScotlandScotland's 8% Additional Dwelling Supplement on second homes and buy-to-let.
Wales LTT
WalesLand Transaction Tax for property purchases in Wales.
London
LondonStamp duty for London property purchases.
Northern Ireland
N. IrelandSDLT calculator for Northern Ireland property.
UK Stamp Duty Rates at a Glance
Each UK nation sets its own property transaction tax. Here is a quick comparison of the key differences between England, Scotland, and Wales to help you choose the right calculator.
| Feature | England & NI (SDLT) | Scotland (LBTT) | Wales (LTT) |
|---|---|---|---|
| Nil-rate threshold | £125,000 | £145,000 | £225,000 |
| Top standard rate | 12% | 12% | 16% |
| Additional property surcharge | 5% | 8% (ADS) | Higher residential rates |
| First-time buyer relief | Yes: 0% up to £300k | Limited: £175k threshold | No specific relief |
Rates shown are current as of March 2026. Use the regional calculators above for exact figures based on your property price.
Cost Planning Tools
4Cost of Buying
Total purchase costs including stamp duty, deposit, legal fees, and surveys.
Stamp Duty & Solicitors Fees
Stamp duty plus solicitor, Land Registry and search fees in one total.
Cost of Selling
Estate agent fees, conveyancing, EPC, and early repayment charges.
Capital Gains Tax
Calculate CGT on UK property sales at 18% and 24% rates.
Investment & Landlord Tools
4Rental Yield
Calculate gross and net rental yield on investment properties.
Landlord Income Tax
Tax on rental profits including Section 24 mortgage interest.
BRR Calculator
Buy-refurbish-refinance returns, cash-on-cash ROI.
Limited Company SDLT
SDLT for SPV and company residential purchases, including the flat 17% rate above £500k.
Ltd vs Personal
Compare limited company vs personal ownership tax.
Buying soon? Get your stamp duty checked before you commit
A specialist can confirm the right figure and flag any reliefs you qualify for.
Specialist & Comparison Tools
4Transfer of Equity
SDLT on property ownership transfers including mortgage assumption.
Linked Transaction
SDLT for linked property purchases treated as one transaction.
Multiple Dwellings Relief
Historical MDR calculator (abolished June 2024).
Rate Comparison
Compare pre-April 2025 vs current stamp duty rates.
Historical Stamp Duty
Stamp duty for any period since 2003 vs current rates.
Commercial SDLT
Non-residential rates (0% / 2% / 5%) for shops, offices, warehouses and commercial leases.
Mixed-Use Property
Commercial rates for properties with residential and non-residential elements.
Lease NPV
SDLT on commercial leases using HMRC Net Present Value method.
Business & Commercial Calculators
Commercial property SDLT, limited company purchases, and holiday let calculators. Plus guides for SPVs, landlords, and business property tax.
Frequently Asked Questions
What is stamp duty and when do I pay it?
Stamp duty is a tax on property purchases in the UK. In England and Northern Ireland it is called Stamp Duty Land Tax (SDLT), in Scotland it is Land and Buildings Transaction Tax (LBTT), and in Wales it is Land Transaction Tax (LTT). The filing window is 14 days for SDLT and 30 days for LBTT and LTT, all running from the effective date of the transaction (usually completion).
How much stamp duty will I pay in 2026?
Stamp duty in England and Northern Ireland is calculated on a progressive basis. You pay 0% on the first £125,000, 2% on the portion from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1,500,000, and 12% on any amount above £1,500,000. Scotland and Wales have their own rates and thresholds.
Do first-time buyers pay stamp duty?
First-time buyers in England and Northern Ireland benefit from relief that means they pay 0% on the first £300,000 of a property priced up to £500,000, and 5% on the portion between £300,001 and £500,000. If the property exceeds £500,000, no relief is available and standard rates apply.
What is the additional property surcharge?
Since 31 October 2024, buyers purchasing an additional residential property such as a second home or buy-to-let pay a 5% surcharge on top of standard SDLT rates. The previous surcharge was 3%. This applies to the entire purchase price of properties over £40,000.
Is stamp duty different in Scotland and Wales?
Yes. Scotland charges LBTT with a nil-rate threshold of £145,000 and an Additional Dwelling Supplement of 8%. Wales charges LTT with a nil-rate threshold of £225,000. Wales does not offer specific first-time buyer relief, though its higher nil-rate threshold benefits all buyers.
Can I get a stamp duty refund?
You can claim a refund in several situations: if you sell your previous main residence within 36 months of buying a replacement home and paid the additional property surcharge, if you overpaid due to a calculation error, if the transaction falls through after payment, or if you missed claiming first-time buyer relief.
What happens if I miss the stamp duty deadline?
If you do not file your SDLT return and pay within 14 days of completion, HMRC charges a £100 penalty if less than 3 months late and £200 if more than 3 months late. Interest is also charged on the unpaid tax from the filing deadline. There is no grace period.
Which calculator should I use?
Use the first-time buyer calculator if purchasing your first home, the regional calculators for Scotland or Wales purchases, the buy-to-let calculator for investment properties, or the cost planning tools for a full budget breakdown including legal fees and surveys. The standard SDLT calculator covers most England and Northern Ireland purchases.
Not Sure Which Calculator to Use?
Here's a quick guide to help you choose the right calculator for your situation.
Use Main Calculator if:
- •You want to compare different buyer types
- •You're not sure which category you fall into
- •You want to see rates for different regions
Use Regional Calculator if:
- •You're buying in Scotland (use LBTT Calculator)
- •You're buying in Wales (use LTT Calculator)
- •You want region-specific information and rates
Use Cost Planning if:
- •You need total buying or selling costs
- •You're planning capital gains tax
- •You want investment ROI calculations
Reviewed by
Julie White
ACASDLT Expert since 1999Stamp Duty Land Tax Specialist
ACA and Tax Adviser with a career spanning nearly four decades, specialising in SDLT planning and advisory work since 1999.