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Stamp Duty Calculator UK
Stamp duty calculator
One UK stamp duty calculator with nation modes: SDLT for England and Northern Ireland, LBTT for Scotland, and LTT for Wales. Supports standard purchases, first-time buyers, additional properties, optional non-UK resident SDLT surcharge, deposit, and cash required. Uses published 2026 residential rates. An estimate, not a tax return.
On this page (tap to expand)
Quick answer: Stamp Duty Calculator UK
UK stamp duty is three taxes: SDLT (England & NI), LBTT (Scotland) and LTT (Wales) — one calculator, nation modes.
Example: £295,000 standard SDLT in England = £4,750 (GOV.UK worked example). Welsh main LTT on £280,000 = £3,300.
Calculations follow the documented formula on this page; rounding and input units can change the last digit—treat outputs as educational estimates unless you reconcile with source systems.
* This is an estimate. Actual amounts may vary slightly based on input assumptions.
What this calculator does
- Stamp Duty Calculator UK
- Estimate SDLT, LBTT or LTT from price and buyer type.
Pick the nation, buyer type and price. First-time and additional-property rules differ by nation. Cash required is deposit plus tax. Shared ownership and companies are out of scope.
One UK stamp duty calculator with nation modes: SDLT for England and Northern Ireland, LBTT for Scotland, and LTT for Wales. Supports standard purchases, first-time buyers, additional properties, optional non-UK resident SDLT surcharge, deposit, and cash required. Uses published 2026 residential rates. An estimate, not a tax return.
Inputs on this page: Nation, Buyer type, Property price (GBP), Deposit (GBP, optional). Assumptions stay visible so you can reproduce the figure elsewhere.
When to use it
- Use Stamp Duty Calculator UK when you need a transparent stamp duty calculator answer before you commit numbers to a spreadsheet, invoice, or conversation.
- Reach for it when you already know (or can estimate) Nation and want the dependent result without rebuilding the formula by hand.
- Skip it when you need certified advice, signed-off payroll, or a lender’s official quote—those require the primary institution’s systems.
Key takeaways
- Do not put stamp duty into UK rental yield annual costs — it is a purchase cost.
- HMRC’s SDLT calculator remains the filing-grade check for England and NI.
- Rates move at fiscal events. This page last reviewed the published 2026 tables on 6 September 2026.
How to use this tool
- 1Choose England & Northern Ireland, Scotland, or Wales — each nation has its own tax.
- 2Select moving home, first-time buyer, or additional property.
- 3Enter the purchase price and, if you want cash required, the deposit.
- 4Mark non-UK resident only for English/NI SDLT (2% surcharge).
- 5Read the tax, band breakdown, and deposit + tax cash figure.
Guides and explainers
Long-form walkthroughs that pair well with this calculator. When you need narrative context beyond the live fields, start here and return to the tool to plug in your own numbers.
How does stamp duty work in England, Scotland and Wales? (2026)
SDLT, LBTT and LTT explained for 2026: first-time buyers, additional property, cash required, and why one UK calculator is enough.
Read guide →How is take-home pay calculated in the UK? (2026)
How UK PAYE take-home works in 2026/27: Income Tax bands, employee National Insurance, pension, salary sacrifice and student loan, with a £60,000 England example.
Read guide →
Practical scenarios
People who care about stamp duty calculator use Stamp Duty Calculator UK as a planning sandbox: Do not put stamp duty into UK rental yield annual costs — it is a purchase cost.
Continue in the Finance tools collection or the glossary. Related calculators in this session: Rental Yield Calculator UK, Mortgage Affordability Calculator, Salary After Tax Calculator UK, Property ROI Calculator, Loan Calculator, Self Employed Tax Calculator UK.
Key formula explained
How the calculation works
The Formula
Tax = published residential bands for SDLT, LBTT or LTT + any additional/non-resident surcharge; cash required = deposit + tax- Nation: the value you enter for region.
- Buyer type: the value you enter for buyer type.
- Property price (GBP): the value you enter for property price.
- Deposit (GBP, optional): the value you enter for deposit.
- Non-UK resident (England & NI surcharge): the value you enter for non uk resident.
| This tool | Tax = published residential bands for SDLT, LBTT or LTT + any additional/non-resident surcharge; cash required = deposit + tax |
|---|---|
| Related intent: stamp duty calculator | See paired tools for stamp duty calculator-each page documents its own core relationship next to the live form. |
| Related intent: stamp duty calculator uk | See paired tools for stamp duty calculator uk-each page documents its own core relationship next to the live form. |
Core relationship for Stamp Duty Calculator UK:
Tax = published residential bands for SDLT, LBTT or LTT + any additional/non-resident surcharge; cash required = deposit + tax
Worked check: £295,000 standard SDLT in England = £4,750 (GOV.UK worked example). Welsh main LTT on £280,000 = £3,300.
Related calculations
Keep the same assumptions and open a neighbor calculator when your question branches: Rental Yield Calculator UK, Mortgage Affordability Calculator, Salary After Tax Calculator UK, Property ROI Calculator. Each page documents its own formula beside the fields.
Learning links: Methodology · Editorial policy · Glossary
Worked real-world example
£295,000 standard SDLT in England = £4,750 (GOV.UK worked example). Welsh main LTT on £280,000 = £3,300.
Re-enter the same numbers in the calculator above to confirm the page math matches the interactive result.
Who uses this tool?
People who care about stamp duty calculator use Stamp Duty Calculator UK as a planning sandbox: Do not put stamp duty into UK rental yield annual costs — it is a purchase cost.
Common mistakes
- For Stamp Duty Calculator UK, mismatched units or periods (monthly vs annual, % vs decimal) are the fastest path to a believable wrong answer on stamp duty calculator.
- Watch for this pitfall: HMRC’s SDLT calculator remains the filing-grade check for England and NI.
- If you paste the result into a decision doc, note the formula and the page date (2026-07-18) so teammates can reproduce it.
References & sources
Official references for context. Calculator outputs are planning estimates—confirm material decisions with the primary authority or a qualified professional. See our methodology and editorial policy.
- Toollabz methodology — How we document formulas and update pages
- GOV.UK — SDLT residential rates
- HMRC — SDLT calculator
- Scottish Government — LBTT rates (Budget 2026-27)
- GOV.WALES — Land Transaction Tax rates
Content last updated 2026-07-18
FAQs
Click a question to expand the answer.
Is this one tool for the whole UK?
Yes. England and Northern Ireland use SDLT, Scotland uses LBTT, and Wales uses LTT. Do not use a separate page for each nation — pick the nation on this calculator.
How much stamp duty do first-time buyers pay?
In England and NI, relief is 0% up to £300,000 and 5% from £300,001 to £500,000, and it is withdrawn entirely above £500,000. In Scotland the nil-rate band rises to £175,000. Wales has no separate first-time buyer relief.
What is the additional property surcharge?
England and NI add 5 percentage points on each SDLT band when the price is £40,000 or more. Scotland adds Additional Dwelling Supplement at 8% of the whole price. Wales uses a separate higher-rate LTT table.
Does the calculator include the deposit and cash needed?
Yes. Tax is calculated on the price. Cash required is the deposit you type plus the tax. Conveyancing, surveys and broker fees are not included.
Is this the same as the HMRC SDLT calculator?
No. HMRC’s calculator is the filing-grade tool for England and NI. This page exists so you can compare SDLT, LBTT and LTT in one place and see cash required. Confirm the official calculator before you exchange.
Should stamp duty go into rental yield annual costs?
No. Stamp duty is a purchase cost. Use this tool for the tax, then the UK rental yield calculator for ongoing yield.
Why are Scotland and Wales on the same page?
They are different taxes (LBTT and LTT) but the same buyer question. One tool avoids five near-duplicate URLs.
Is Stamp Duty Calculator UK a substitute for professional advice on stamp duty calculator?
No. Treat this as a planning estimate. Confirm material decisions with HMRC, the IRS, a licensed adviser, or a clinician as appropriate.
Next step
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Built and maintained by Imtiaz Ahmad
Founder and lead engineer | Content updated July 18, 2026
See methodology and editorial policy.