UK/AU Stamp Duty Property Tax Calculator
Calculate exact England/NI SDLT, Scottish LBTT, and Welsh LTT across first-time buyer, home mover, additional property (+5%), and non-resident (+2%) surcharges.
- Calculated instantly in your browser using current HMRC, Revenue Scotland, and WRA tax bands.
- No account, no sign-up
- Inputs stay in this tab
Property & buyer status
England & Northern Ireland (SDLT)
Data as of Nov 2026 · Source: HMRC SDLT / Revenue Scotland LBTT / WRA LTT rate tables. Thresholds and reliefs change with UK budgets — check HMRC, Revenue Scotland and WRA before completing a return
How marginal stamp duty bands work
UK property transaction taxes use progressive marginal brackets: Tax = Σ max(0, min(Price, Upper_i) − Lower_i) × Rate_i. Only the slice of the purchase price falling inside each band is taxed at that band's rate.
England & NI (from April 2025): Standard bands start at 0% up to £125,000, then 2% (£125k–£250k), 5% (£250k–£925k), 10% (£925k–£1.5m), and 12% above £1.5m. First-Time Buyers pay 0% up to £300,000 and 5% from £300k–£500k — with a hard cliff-edge at £500,000 above which standard rates apply in full.
Surcharges differ by nation: England & NI add +5% to every band for additional dwellings and +2% for non-resident buyers (stacking to +7%). Scotland charges a flat 8% Additional Dwelling Supplement (ADS) on the full price for additional dwellings. Wales replaces the main rates with the higher residential rates (5%–17%) for additional dwellings.
Result
SDLT on £425,000
SDLT vs LBTT vs LTT side-by-side comparison & £500k FTB cliff
Same £425,000 property across England/NI, Scotland, and Wales
Included in Pro. Unlock once, keep it on this device.
| Price band | Band rate | Taxable in band | Tax due |
|---|---|---|---|
| £0 – £300,000 | 0.0% | £300,000 | £0 |
| £300,000 – £500,000 | 5.0% | £125,000 | £6,250 |
| Total | 1.47% eff. | £425,000 | £6,250 |
Side-by-side buyer tier comparison
On a £425,000 property in England & Northern Ireland
What people hate about the other tools
We read the reviews of the incumbents before writing this page. Every complaint below maps to a decision in the tool above.
First-time buyers bidding just over £500k lose the entire relief cliff-edge and face thousands in unexpected extra tax without any calculator warning.
In this toolTriggers a high-visibility £500k cliff-edge alert showing marginal tax spikes and chattels negotiation room.Home movers buying a new main residence before selling their old one are caught off guard by paying the 5% surcharge upfront and waiting for a refund.
In this toolModels upfront 5% additional dwelling outlay at completion alongside the 36-month HMRC refund timeline.Unmarried couples where one partner previously owned property or non-UK residents often miscalculate stacked 5% additional and 2% non-resident surcharges.
In this toolIncludes explicit joint-buyer FTB disqualification warnings and stacked +5% / +2% marginal slice breakdowns.
One-line difference: Side-by-side UK SDLT, LBTT & LTT calculator with £500k FTB cliff-edge alerts, stacked surcharges, and refund timeline.
Free forever, Pro when you need the paperwork
Free no signup, no card
- Slice-by-slice SDLT (England/NI), LBTT (Scotland) & LTT (Wales) math
- First-time buyer relief, +5% additional & +2% non-resident toggles
- Joint-purchase eligibility check when one partner owned property
Pro £4.99 once
- £500k FTB cliff-edge bidding & chattels deduction simulator
- Buy-before-sell 36-month surcharge refund cashflow timeline
- Multi-property linked transactions & solicitor-ready PDF report
Pricing benchmarked against what the incumbents charge. See the full monetization map → · Already paid? Restore access
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