Official Stamp Duty Resources
Direct links to official UK government calculators, guidance, and services. Knowing where to find authoritative information, and when to use it, is essential for any property purchase.
Official Resources by Region
Property tax is devolved: the correct authority depends on where the property is located, not where the buyer lives.
England & Northern Ireland
HMRCScotland
Revenue ScotlandWhat the HMRC Calculator Can and Cannot Do
The official HMRC calculator covers most standard residential purchases in England. However, there are important limitations that can catch buyers out.
What it CAN do
- Calculate standard SDLT for England and Northern Ireland residential purchases
- Apply first-time buyer relief automatically
- Show the result based on whether you are replacing your main residence
- Handle additional dwelling surcharge scenarios
- Process calculations for freehold and leasehold purchases
What it CANNOT do
- Calculate LBTT for Scotland or LTT for Wales. Use separate national calculators
- Handle non-resident surcharge scenarios (add 2% manually)
- Process shared ownership calculations accurately in all cases
- Calculate the SDLT on lease premiums plus NPV of rent combined
- Advise on relief eligibility or flag common mistakes
- Save or email results for later reference
When to Use Which Resource
Different tasks call for different tools. Here is a quick guide to matching your need to the right official or independent resource.
Checking your solicitor's calculation
For the definitive figure that HMRC itself will use, cross-check your solicitor's estimate with the official calculator before completion.
Understanding how stamp duty is calculated
The official calculator gives a result but does not explain the tiered rate logic. Our guide walks through the calculation step by step.
Filing your SDLT return
Your solicitor handles this in most residential purchases, but you can file directly via gov.uk if acting for yourself.
Understanding technical SDLT rules
The SDLT Manual is HMRC's technical reference for professionals. It covers every scenario including linked transactions, leases, and anti-avoidance.
Scottish property purchase
Scotland uses LBTT, not SDLT. The HMRC calculator does not apply. Use Revenue Scotland's official tool for Scottish purchases.
Welsh property purchase
Wales uses LTT, not SDLT. The Welsh Revenue Authority calculator covers all LTT scenarios including the higher rates for additional dwellings.
Frequently Asked Questions
Is the HMRC calculator always accurate?
The HMRC calculator is accurate for standard residential SDLT scenarios. However, it does not handle all edge cases, including non-resident surcharges, complex shared ownership, or lease transactions, so your solicitor should always verify the final figure.
Do I need to use the official calculator to file?
No. Your SDLT return is filed separately via the HMRC online service or through your solicitor. The calculator is a planning tool, not part of the filing process.
Can I use the HMRC calculator for Scottish or Welsh properties?
No. The HMRC calculator only covers SDLT in England and Northern Ireland. Scottish purchases use LBTT (Revenue Scotland) and Welsh purchases use LTT (Welsh Revenue Authority).
What is the SDLT5 certificate?
The SDLT5 is the official HMRC certificate confirming your SDLT return has been filed. Mortgage lenders require it before releasing funds, and the Land Registry requires it to register the title. Your solicitor obtains it automatically when they file the return.
How Our Calculator Compares
Wondering how our calculator compares to the official HMRC version? We cover scenarios that gov.uk does not, including non-resident surcharges, Scotland and Wales, and shared ownership.
Read the detailed comparison →