Free calculatorTax year 2026/27
Property tax (SDLT/LBTT/LTT) calculator
Stamp Duty, LBTT and LTT on property purchases in England, Northern Ireland, Scotland and Wales.
The calculator
How the property tax calculator works
Property purchases in the UK attract a transaction tax that differs by nation: Stamp Duty Land Tax (SDLT) in England and Northern Ireland, Land and Buildings Transaction Tax (LBTT) in Scotland, and Land Transaction Tax (LTT) in Wales. This calculator estimates the tax due based on the purchase price and buyer type.
It accounts for the higher rates on additional properties (second homes and buy-to-lets) and, where relevant, first-time buyer relief. The rules change from time to time, so treat the result as an estimate and confirm the position before you exchange.
Buying is one tax; owning and selling are others
The purchase tax is the one this tool estimates. Two more follow it. Rental profit is taxed as income, with mortgage interest relieved at the basic rate rather than deducted, which is what pushes some landlords into a higher band on income they never see. And a gain on sale is taxed separately, with residential property carrying its own reporting deadline.
The 60-day deadline
A gain on UK residential property must be reported and paid within 60 days of completion, outside the annual return, with automatic penalties for missing it. If the property was ever your main home, the period you lived there reduces the gain, and that calculation is worth doing before accepting an offer rather than after — sometimes it removes the liability entirely.
Frequently asked
Which tax applies to my purchase?+
It depends on where the property is: SDLT in England & Northern Ireland, LBTT in Scotland, LTT in Wales. The calculator applies the right one when you select the nation.
Do I pay the higher rate?+
The additional-property surcharge applies if, at the end of the transaction, you own more than one residential property and are not replacing your main home. The calculator includes this where you indicate it.
Is stamp duty the only tax on a property purchase?+
On the purchase itself, yes. But owning it brings income tax on the rental profit, with mortgage interest only relieved at basic rate, and selling brings capital gains tax with a 60-day reporting deadline for residential property. The purchase tax is the one people plan for and the other two are where the surprises are.
Do I have to report a property sale straight away?+
For UK residential property, within 60 days of completion, on a separate return — not through your annual self-assessment. The penalties are automatic. Work out the gain before you exchange, because the years you lived there, if any, may remove it.
Beyond the tools
An estimate is a starting point, not a plan.
Bring us the number you just worked out and we will tell you what it means for your position — and what to do about it.
Or call 07480 281548