This calculator estimates SDLT, LBTT or LTT from the purchase price and buyer settings. It is designed for quick planning, not for a conveyancing quote or a final tax return.
HOME BUYING TAXES · 2026/27
Stamp Duty, LBTT and LTT calculator
Estimated SDLT
£7,500
- Standard liability
- £7,500
- Additional-property amount
- £0
- Effective rate
- 2.14%
Choose where you are buying and see how the purchase tax changes across the UK nations.
This calculator estimates SDLT, LBTT or LTT from the purchase price and buyer settings. It is designed for quick planning, not for a conveyancing quote or a final tax return.
A £350,000 purchase can produce very different results depending on whether the buyer is in England, Scotland or Wales, and whether first-time buyer relief or additional-property rules apply.
- Do not assume the same bands apply in all UK nations.
- Do not forget first-time buyer and additional-property rules can change the result.
- Do not use this as a legal or conveyancing opinion.
- England and Northern Ireland use SDLT, Scotland uses LBTT and Wales uses LTT.
- The buyer profile and property price can shift the result even where the headline price is the same.
- Nation-specific rules and thresholds can change by tax year.
Rates and scope
England and Northern Ireland use SDLT, Scotland uses LBTT and Wales uses LTT. First-time buyer relief and additional-property rules are applied by nation.
Source and last reviewed: GOV.UK SDLT guidance, Scottish Government LBTT guidance and Welsh Government LTT guidance · 21 July 2026.
SOURCES & REVIEW
Checked against official guidance
Last reviewed 1 September 2026 · Rule version GB-2026.27.1
Daily/weekly source monitoring. If a source changes, the affected rule set is reviewed before publication.
All source links are kept visible so you can verify the figures used on this page.
GOV.UK: Stamp Duty Land Tax ↗Scottish Government: Land and Buildings Transaction Tax ↗Welsh Government: Land Transaction Tax ↗Sources, methodology and update policy →Report an issue or correction →WHY RESULTS DIFFER
Why two users can see different results
Why the result can differ
Different tax codes, payroll periods, Scottish bands, pension methods or lender assumptions can change the outcome.
One-off bonuses, pay frequency, overpayments, allowances and reliefs can move the result away from a simple annual estimate.
Where a rule depends on eligibility or legal status, this page shows an estimate and links to official guidance.
This section is intentionally repeated on key tools so the explanation stays near the result instead of being hidden in a separate policy page.
COMMON QUESTIONS
Frequently asked questions
Does this include first-time buyer relief?
Yes, where the selected nation and buyer details make that relief available.
Does this cover Scotland and Wales?
Yes. Scotland uses LBTT and Wales uses LTT, each with its own bands and buyer rules.
Does this include additional-property surcharges?
Yes, where the selected nation applies a higher-rate or additional-property setting.
Does the result change if I am buying with someone else?
Yes. Joint buyers and mixed buyer profiles can change whether reliefs or surcharges apply.
Why do England and Scotland use different names?
Because England and Northern Ireland use SDLT, Scotland uses LBTT and Wales uses LTT, each under its own rules.
Should I use this before I make an offer?
Yes. Knowing the tax bill early helps you set a realistic total purchase budget before the deal progresses.