KNOW THE COST BEFORE THE OFFER
Landlord stamp duty.
Make the tax visible.
Estimate purchase tax across England, Northern Ireland, Scotland and Wales. See which bands apply and what the tax adds to the price.
PURCHASE TAX ESTIMATE
...See how the tax is built.
On a small screen, swipe the table sideways to see every column.
| Band / charge | Price in band | Rate | Tax |
|---|
This is an estimate, not a tax return or eligibility decision. Confirm the final liability with your conveyancer. Price including tax excludes legal fees, mortgage fees, refurbishment and other costs.
MORE THAN A PERCENTAGE
The same price.
A different tax bill.
Purchase tax depends on where the property is, who buys it and whether additional-property rules or reliefs apply. The headline rate is usually applied to portions of the price rather than the whole purchase.
England and Northern Ireland use Stamp Duty Land Tax. Scotland uses Land and Buildings Transaction Tax and may add the Additional Dwelling Supplement. Wales uses Land Transaction Tax, with its own higher-rate bands.
Tax normally forms part of your upfront cash requirement. It does not automatically increase the property's market value. Include it when comparing returns on cash invested.
THE COMMON QUESTIONS
Purchase tax,
explained.
Does an additional property always use the standard rates plus a surcharge?
No. England and Northern Ireland use higher residential bands, Scotland adds ADS to ordinary LBTT, and Wales has a separate higher-rate schedule. Select the property jurisdiction to see the applicable calculation.
Why can a company purchase show a 17% rate?
Certain corporate purchases in England or Northern Ireland above £500,000 can be charged a flat 17%. Qualifying relief may be available, including for some rental businesses. This calculator uses the flat rate unless you explicitly select qualifying relief. A non-resident surcharge may also apply.
What if I am replacing my home but have not sold the old one?
Higher rates can apply at completion even if you intend to live in the new property. A later refund may be available if the relevant conditions are met. This tool does not determine refund eligibility or model the timing of a refund.
Are first-time buyer reliefs included?
The optional first-time setting estimates the relevant relief in England, Northern Ireland and Scotland, assuming all eligibility conditions are met. Wales has no separate first-time buyer relief here. Buying to let or buying through a company does not qualify under this tool's first-home setting.
Can I use this for every property transaction?
No. It models an ordinary purchase of one residential dwelling. Mixed-use property, linked transactions, multiple dwellings, new lease rent, trusts, special reliefs and historical or transitional rules need separate advice. Check the official guidance and confirm the amount with your conveyancer.
Rates reviewed 26 September 2026. Sources: HMRC residential SDLT, corporate SDLT, Revenue Scotland LBTT, ADS and Welsh Revenue Authority LTT. Educational information only. See our disclaimer.