Stamp Duty & Land Tax Calculator
Enter a property price and your buyer status to get the exact stamp duty or land tax broken down band by band. Covers England, Scotland, and Wales with first-time buyer relief. Nothing uploaded.
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Total cash needed
Add solicitor fees (typically £1,500-3,000) and survey costs (£400-1,500) to budget total buying costs.
Learn more: UK stamp duty and land tax
Stamp duty is calculated in bands - not as a flat rate
Many buyers assume stamp duty is a flat percentage applied to the whole purchase price. In reality, like income tax, it is calculated in bands - each portion of the price falls into a rate band and only that portion is taxed at that rate. Understanding this helps you identify threshold crossover points where staying below a band limit can save thousands. The calculator shows each band calculation individually - how much of the price falls in each band and the tax owed on that slice - so you can see exactly how the total is arrived at.
Stamp duty in three steps
First, select country and buyer status: England/NI (SDLT), Scotland (LBTT), or Wales (LTT), and buyer status as home mover, first-time buyer, or additional/buy-to-let property. Second, enter property price by typing or using the slider - the tax calculation and band table update instantly. Third, read total tax and cash needed - total tax, effective rate, band-by-band breakdown chart, first-time buyer saving, and total cash needed for 5% deposit plus tax.
FAQ
How much stamp duty do first-time buyers pay in 2025?
In England, first-time buyers pay no SDLT on the first £425,000 (as of 2024-25 rates) and 5% on the portion from £425,001 to £625,000. Properties above £625,000 do not qualify for first-time buyer relief. The calculator applies the correct relief automatically when you select first-time buyer status.
Does stamp duty vary in Scotland and Wales?
Yes. Scotland has Land and Buildings Transaction Tax (LBTT) with different thresholds and rates. Wales has Land Transaction Tax (LTT) with its own rates. Both have different first-time buyer relief schemes. The calculator covers all three systems.
How is stamp duty calculated on a £400,000 house?
Stamp duty is calculated in bands (like income tax), not as a flat percentage. On £400,000 as a home mover (England): 0% on first £250,000 = £0, then 5% on £150,000 = £7,500. Total: £7,500. The calculator shows each band calculation separately.