UK stamp duty calculator (SDLT, LBTT, LTT)
Work out stamp duty for a UK property purchase in England, Northern Ireland, Scotland or Wales from the rates in force on the transaction date, with sources and a review date.
A clear answer. Here’s how.
The tool picks the dataset version in force on the effective date, then charges each rate on the part of the price inside its band and adds the bands. England and Northern Ireland (SDLT, from 1 April 2025): residential 0% up to £125,000, 2% from £125,000 to £250,000, 5% from £250,000 to £925,000, 10% from £925,000 to £1,500,000, 12% above £1,500,000; first-time buyers paying up to £500,000 pay 0% up to £300,000, 5% from £300,000 to £500,000; 5% is added to every band for an additional property and 2% for a non-UK resident; non-residential 0% up to £150,000, 2% from £150,000 to £250,000, 5% above £250,000; the total is rounded down to the pound. Scotland (LBTT, from 5 December 2024): residential 0% up to £145,000, 2% from £145,000 to £250,000, 5% from £250,000 to £325,000, 10% from £325,000 to £750,000, 12% above £750,000; first-time buyers pay nothing up to £175,000; the Additional Dwelling Supplement is 8% of the whole price; non-residential 0% up to £150,000, 1% from £150,000 to £250,000, 5% above £250,000. Wales (LTT, from 11 December 2024): main residential 0% up to £225,000, 6% from £225,000 to £400,000, 7.5% from £400,000 to £750,000, 10% from £750,000 to £1,500,000, 12% above £1,500,000, with a separate higher table for additional properties; non-residential 0% up to £225,000, 1% from £225,000 to £250,000, 5% from £250,000 to £1,000,000, 6% above £1,000,000. Prices below £40,000 do not attract the higher rates. When a rate changed on a date, an effective date before it uses the previous version, and a contract date can keep the old higher rate where the authority says so. The calculator refuses to run if a dataset has passed its review date.
What this does not include
- Whether you qualify for first-time buyer relief, or whether the higher rates, Additional Dwelling Supplement or non-resident surcharge apply to you. The tool applies them because you choose them; rules about replacing a main home, spouses and civil partners, trusts, residence tests and refunds are not assessed.
- Leasehold and shared ownership purchases (the rent or the share bought changes the tax), linked transactions and transfers that are not a straightforward purchase.
- Companies, trusts and partnerships, including the 17% SDLT rate for some companies buying homes over £500,000, and reliefs such as charities relief or right to buy.
- Consideration other than the price, such as a debt taken on, goods or services, and VAT on commercial property. Legal fees, survey fees and the cost of the return are not included.
- Transitional rules other than the ones the tool names on screen, an earlier effective date because a contract was substantially performed before completion, and any transaction before the first dated version held or after the review date.
- Whether a property counts as residential, non-residential or mixed use, and the six-or-more-homes rules, which differ between the three taxes: choose the type yourself.
- Rounding in Scotland and Wales: the Acts and guidance give the tax as the sum of the bands with no rounding step, so the result is shown to the penny. SDLT is rounded down to the pound.
How this is checked
5 reference checks passed These 5 cases were run when this page was built, on 20 October 2026, and all reproduce within the stated tolerance. The same cases are part of the automated tests that run on every change to Toolmoz. Engine version 1.
See the checks and where each expected answer comes from
Case 1
- Inputs
- Where the property is england-niType of property residentialPurchase price (£, whole pounds) 295000About you as the buyer standardUK residence for SDLT noEffective date (usually completion) 2025-04-30Was the contract made before that date? noDate the contract was entered into 2026-10-17
- Expected, and what Toolmoz gave
- Total tax expected 4750, Toolmoz 4750
- Where the expected answer comes from
- GOV.UK: Stamp Duty Land Tax, residential rates (example: £295,000 bought in April 2025)
- Allowed difference
- ±0.005
Case 2
- Inputs
- Where the property is england-niType of property residentialPurchase price (£, whole pounds) 300000About you as the buyer additionalUK residence for SDLT noEffective date (usually completion) 2025-04-01Was the contract made before that date? noDate the contract was entered into 2026-10-17
- Expected, and what Toolmoz gave
- Total tax expected 20000, Toolmoz 20000
- Where the expected answer comes from
- HMRC: Higher rates of Stamp Duty Land Tax (example: £300,000 bought on 1 April 2025)
- Allowed difference
- ±0.005
Case 3
- Inputs
- Where the property is england-niType of property residentialPurchase price (£, whole pounds) 700000About you as the buyer standardUK residence for SDLT yesEffective date (usually completion) 2025-04-01Was the contract made before that date? noDate the contract was entered into 2026-10-17
- Expected, and what Toolmoz gave
- Total tax expected 39000, Toolmoz 39000
- Where the expected answer comes from
- HMRC: Rates of Stamp Duty Land Tax for non-UK residents (example: £700,000 bought on 1 April 2025)
- Allowed difference
- ±0.005
Case 4
- Inputs
- Where the property is scotlandType of property residentialPurchase price (£, whole pounds) 875000About you as the buyer standardUK residence for SDLT noEffective date (usually completion) 2025-06-01Was the contract made before that date? noDate the contract was entered into 2026-10-17
- Expected, and what Toolmoz gave
- Total tax expected 63350, Toolmoz 63350
- Where the expected answer comes from
- Revenue Scotland: LBTT residential property (example: £875,000)
- Allowed difference
- ±0.005
Case 5
- Inputs
- Where the property is walesType of property residentialPurchase price (£, whole pounds) 260000About you as the buyer additionalUK residence for SDLT noEffective date (usually completion) 2025-06-01Was the contract made before that date? noDate the contract was entered into 2026-10-17
- Expected, and what Toolmoz gave
- Total tax expected 15950, Toolmoz 15950
- Where the expected answer comes from
- Welsh Revenue Authority: Land Transaction Tax rates and bands (higher rates example: £260,000)
- Allowed difference
- ±0.005
What this shows: the engine reproduces independently worked values for these cases. It does not prove every possible input is right. To test an answer you were given, see how to check a number; to see what is and is not checked across Toolmoz, see the accuracy ledger.
See a worked example
Worked example
A fixed demonstration, separate from the values you enter above.
- Where the property is
- England or Northern Ireland (SDLT)
- Type of property
- Residential (a home)
- About you as the buyer
- Only home, or replacing my main home
- UK residence for SDLT
- UK resident
- Purchase price (£, whole pounds)
- 350000
- Effective date (usually completion)
- 2026-10-17
- Was the contract made before that date?
- No, or on the same day
Example result
| Part of the price | Amount in band (£) | Rate | Tax (£) |
|---|---|---|---|
| Up to £125,000 | 125,000 | 0% | 0 |
| £125,000 to £250,000 | 125,000 | 2% | 2,500 |
| £250,000 to £350,000 | 100,000 | 5% | 5,000 |
| Total SDLT | 7,500 |
Valid for England and Northern Ireland Stamp Duty Land Tax (SDLT) rates from 1 April 2025. No end date is legislated; Toolmoz stops using these figures after 31 March 2027 until it has re-checked them. Source: official GOV.UK and HMRC pages, linked below. Reviewed on 17 October 2026. These are the rates in force today. HMRC rounds the tax down to the nearest pound. Estimate only, not tax, legal or financial advice: see what is not included below.