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SDLT, LTT & LBTT calculator 2026

Answer a few questions to work out Stamp Duty Land Tax for England and Northern Ireland, Land Transaction Tax for Wales or Land and Buildings Transaction Tax for Scotland. Includes the higher rates, first-time buyer relief, the non-resident surcharge, the Scottish ADS, company purchases, leases and linked transactions. Then get a full report showing exactly how your tax is worked out, band by band, as a PDF.

  1. 1Property
  2. 2Price & date
  3. 3Buyer
  4. 4Report

About the property

We work out SDLT for England and Northern Ireland, LTT for Wales and LBTT for Scotland.

Where is the property?
What type of property is it?
What is being bought?

Usually 1. Buying several dwellings together can change the rates.

Price and date

The rates depend on the effective date — normally the completion date.

The total chargeable consideration, including any VAT. Exclude genuine furniture and chattels. Include any debt taken over, e.g. a share of a mortgage.

Enter the purchase price.

Enter 0 if there is no premium.

From the later of the start of the term and the effective date.

Annual rent for each of the first five years

In Wales and Scotland, rent on a residential lease is not taxed. Excluding VAT unless VAT is actually charged. Leave later years blank if the rent doesn't change. Years 6 onwards use the highest rent in any 12 months of years 1–5.

Year 1
Year 2
Year 3
Year 4
Year 5
Is this purchase linked to other transactions?

Linked transactions are part of a single scheme or arrangement between the same seller and buyer (or people connected with them). Tax is worked out on the total and shared out.

About the buyer

These answers decide which surcharges and reliefs apply.

Who is buying?
Are all the buyers first-time buyers who will live in the property as their main home?

A first-time buyer has never owned a home — or a share of one — anywhere in the world. If anyone buying has, answer No.

At the end of the completion day, will any buyer own more than one home (anywhere in the world)?

Include the home being bought. Count homes anywhere in the world worth £40,000 or more, including shares and homes owned by a spouse or civil partner.

Is this purchase replacing the buyer's main residence?

The new home will be the buyer's only or main residence, and it replaces their previous main residence.

Has the previous main residence already been sold?

It must have been sold on or before completion of this purchase — within the last 3 years for SDLT and LTT, or 18 months (36 months from 1 April 2024) for LBTT.

Companies pay the higher rates for additional dwellings on residential purchases. Above £500,000 a flat 17% applies to the whole price, unless a relief applies.
Does the company qualify for relief from the 17% rate?

For example: a property rental business letting to unconnected tenants, property developers and traders, property open to the public, or housing for employees. The relief must be claimed on the return.

Is any buyer not UK resident for SDLT?

An individual is non-resident if they were not in the UK for at least 183 days in the 12 months before the purchase. A company is non-resident if it isn't UK resident, or is a UK close company controlled by non-residents. Adds 2% to every band.

Calculating…

This calculator is for guidance and applies the rates in force on the date you enter (SDLT from 1 April 2016, LTT from 1 April 2018, LBTT from 30 June 2018). First-time buyer relief is applied automatically; other reliefs (such as group, charities or shared ownership) are not. Complex cases should be checked by a professional.

Video guide

How to use the calculator

A four-minute walkthrough of every option, with worked examples: a £295,000 home, a second home, a first-time buyer and the same purchase in Wales.

FAQ

SDLT calculator questions

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How is SDLT calculated?

SDLT is charged in slices: each band's rate applies only to the part of the price within that band, and the results are added together. From 1 April 2025 residential rates are 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above.

How much stamp duty is due on a £295,000 home?

For a standard residential purchase from 1 April 2025: £0 on the first £125,000, £2,500 on the next £125,000 and £2,250 on the remaining £45,000 — £4,750 in total.

How does first-time buyer relief work?

From 1 April 2025, first-time buyers pay 0% up to £300,000 and 5% from £300,001 to £500,000. If the price is over £500,000 there is no relief at all and standard rates apply to the whole price.

What are the higher rates for additional dwellings?

If a buyer will own more than one dwelling after completion, an extra 5 percentage points apply to every band (3 points before 31 October 2024). They don't apply below £40,000, or where the purchase replaces a main residence that has already been sold.

Can I calculate LTT or LBTT?

Yes. Choose Wales or Scotland on the first step. For Wales the calculator applies the LTT main and higher residential rates (no first-time buyer relief), non-residential rates and lease rent. For Scotland it applies the LBTT rates, first-time buyer relief, the Additional Dwelling Supplement (8% of the price from 5 December 2024), non-residential rates and lease rent. Both returns are due within 30 days.

What is the Additional Dwelling Supplement?

The ADS is Scotland's equivalent of the SDLT higher rates. It is charged on the whole price of a dwelling of £40,000 or more when the buyer will own more than one home, or the buyer is a company. It is 8% from 5 December 2024. If you are replacing your main home, the ADS can be reclaimed if the old home is sold within 36 months.

Is the calculator result guaranteed?

The calculator is for guidance. It applies first-time buyer relief automatically but not other reliefs, and complex cases should always be checked by a professional.

How do I see the calculation?

Answer the questions, then get your report for £9.99. You create a free account so the report is saved, pay by card, and see the tax due, every band, the surcharges and reliefs that apply and "what if" comparisons — on screen and as a PDF you can download.

Is my information saved?

Your answers are only saved if you choose to get a report, so it can be kept in your account. You can view and download your reports again at any time from My reports.

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