UK property purchase tax calculator

Work out the tax for the property’s nation

Property purchase tax can be a substantial part of moving cash, but there is no single UK stamp-duty calculation. The Movers Guide tool uses Stamp Duty Land Tax for England and Northern Ireland, Land and Buildings Transaction Tax for Scotland, and Land Transaction Tax for Wales. Select where the property is located, rather than where you currently live.

The form supports straightforward residential purchases by individuals within its stated rule and date coverage. Enter the price, effective transaction date and rate treatment you have checked. The additional-property, first-time-buyer and residence questions describe a scenario; ticking a confirmation does not independently establish your eligibility.

How the calculation is worked out

For the main residential rates, the price is divided into bands. Each slice is multiplied by the applicable rate and the slices are added. Reaching a higher band does not make that higher rate apply to the whole purchase price. Supplements and alternative higher-rate structures need their own treatment.

For England and Northern Ireland, the current standard bands begin with £125,000 at zero, followed by £125,000 at 2%; the next band is 5%. Eligible first-time buyers have a different calculation for purchases up to £500,000. Check all buyer conditions and residence treatment in HMRC’s residential SDLT guidance, checked for this article on 29 October 2026.

Scotland’s ordinary residential bands start at £145,000 before a 2% slice up to £250,000 and a 5% slice up to £325,000. Qualifying first-time-buyer relief changes the nil-rate band. Read Revenue Scotland’s residential rates. Where applicable, the Additional Dwelling Supplement is currently 8% of the relevant consideration, in addition to ordinary LBTT.

Wales uses its own main and higher-rate bands. The main residential nil-rate band is £225,000, followed by a 6% slice up to £400,000. Use the Welsh Government’s current LTT rates and bands to check the relevant treatment and transitional rules. A Welsh first-time scenario uses the main rates in this calculator.

Worked example: a £300,000 standard purchase

Assume a straightforward £300,000 purchase, standard treatment, no relevant supplement and a supported effective date. In England or Northern Ireland, the first £125,000 produces no SDLT, the next £125,000 produces £2,500, and the remaining £50,000 produces £2,500. The estimate is £5,000.

For the same hypothetical price in Scotland, £105,000 at 2% gives £2,100 and £50,000 at 5% gives £2,500, producing £4,600. In Wales, the £75,000 above the main nil-rate band at 6% produces £4,500. These are different jurisdictional examples, not a choice of tax system for one property.

Check the scope before using the result

The transaction date and any older-contract rules matter. The tool stops when the transaction falls outside its supported dates or needs specialist treatment. Companies, trusts, linked transactions, shared ownership, new leases and mixed-use property require further rules that the simple form does not model. An unexpected refusal is a reason to use the official calculator or ask your conveyancer, not to change facts until a result appears.

A potential later refund is not deducted from the immediate estimate. Buying before selling, joint ownership and residence-related issues should be checked with your conveyancer. Save the confirmed amount in your moving budget and keep the purchase deposit separate. There is no useful “typical tax” independent of price and circumstances; the band calculation is the relevant starting point.

How to use this tool

1. Select property facts. Choose the property nation, enter the consideration and effective transaction date, and identify whether the purchase falls within the straightforward supported scope.

1. Confirm the treatment. Read the official conditions for your selected relief, supplement and residence scenario. Use your conveyancer’s confirmation for the facts that determine actual liability.

1. Review every band. Check the band breakdown and any supplement, then retain the result with its rule date. Recheck if the price, buyers, timing or relevant rules change.

Frequently asked questions

Is the tax based on my deposit?

No. The calculation uses the entered purchase consideration, not just your cash deposit or mortgage amount. The property price and tax are separate parts of the purchase budget.

Can every first-time buyer select relief?

No. Conditions depend on the tax system and the circumstances of all relevant buyers. Read the official rules before confirming eligibility; a first purchase alone does not resolve every requirement.

Why will the calculator refuse some dates or purchases?

It only models a defined current rule set and ordinary transactions. Older or unsupported dates, transitional rules and complex property arrangements need the official tools or professional calculation.