Know the number before you make the offer.
Instant, accurate figures for property transaction tax and mortgage repayments — no sign-up, no spreadsheet, updated for current rates in every UK nation.
SDLT (Stamp Duty Land Tax) applies in England & Northern Ireland, LBTT (Land and Buildings Transaction Tax) in Scotland, and LTT (Land Transaction Tax) in Wales — three different taxes on the same thing: buying property.
Stamp Duty Calculator
SDLT owed
Mortgage Repayment Calculator
Monthly payment
Overpayment Calculator
Interest saved
Property tax isn't one flat rate — it's a staircase.
Whichever UK nation you're buying in, you only pay the higher rate on the slice of the price that falls within each band, the same way income tax works. Switch nations above to see how the steps change. Your property's price determines how far up the stairs you go — but you're only charged the step-rate for the portion in that step.
Common price points (England & Northern Ireland, standard SDLT)
| Property price | Home mover | First-time buyer |
|---|---|---|
| £150,000 | £500 | £0 |
| £200,000 | £1,500 | £0 |
| £250,000 | £2,500 | £0 |
| £300,000 | £5,000 | £0 |
| £400,000 | £10,000 | £5,000 |
| £500,000 | £15,000 | £10,000 |
First-time buyer relief disappears entirely above £500,000 — standard rates then apply to the full price. For Scotland or Wales figures, or an additional-property purchase, use the calculator above.
Guides worth reading before you buy
Short, practical explainers that go beyond what the calculator alone can tell you.
Additional property
Stamp Duty for Second Homes and Buy-to-Let: The Complete Guide
How much extra you'll pay, how refunds work, and a full worked example.
How to Reduce or Avoid Stamp Duty on a Second Home
What actually works legally, and the common myths that don't.
How to Claim Back Overpaid Stamp Duty on a Second Home
The deadline that matters, and how to reclaim it yourself — no claims company needed.
First-time buyers
Mortgages
How Much Deposit Do You Need for a Mortgage in 2026?
Why the deposit that qualifies you and the one that gets a good rate differ.
Fixed vs Variable Rate Mortgages: Which Is Right for You?
A worked example showing what happens to your payment if rates move.
Remortgaging Explained: Do You Pay Stamp Duty Again?
Usually not — but one common situation genuinely can trigger it.
Mortgage Overpayments: What They Actually Do
The real mechanics, a worked example, and the myths that cause confusion.
Stamp Duty Holidays: Could Another One Happen?
What happened during the COVID-era holiday, and why waiting for another is risky.
Can't Pay Your Mortgage? Your Options Explained
What actually happens if you miss a payment, and the real options before repossession.
Equity Release Explained: How It Works, Pros and Cons
What it costs, what to rule out first, and how it can clear an existing mortgage.
Can I Add Stamp Duty to My Mortgage?
Usually yes — how it works, and what it actually costs over the term.
Scotland & Wales calculators
Buying process
What Other Costs Are There Besides Stamp Duty?
Legal fees, surveys, Land Registry, and moving costs — the full list.
A Complete Timeline: From Offer to Completion
What happens at each stage, and what commonly causes delays.
How Does Stamp Duty Work When Buying with a Partner or Friend?
Why one buyer's property history can affect the whole purchase.
Stamp Duty Exemptions, Non-Residents & Shared Ownership
When you don't pay at all, the 2% non-resident surcharge, and how shared ownership tax works.
Moving House Checklist: Planning Your Move & Changing Your Address
What to arrange before moving day, when you'll get the keys, and every organisation to tell.
Why these two numbers matter most
Before an offer is even accepted, two figures decide whether a purchase is viable: the one-off tax bill due on completion (stamp duty), and the recurring monthly cost of the debt (the mortgage). Everything else in a purchase — surveys, legal fees, removals — is comparatively small and predictable. Get these two numbers right early and there are no unpleasant surprises at exchange.
A note on additional properties
Buying a second home, a buy-to-let, or any property while already owning another triggers a surcharge of 5 percentage points on top of standard rates, on the entire price — not just the amount above the first threshold. This applies even if the additional property is the cheaper of the two.
Do first-time buyers really pay less?
Yes — up to £300,000, first-time buyers pay no stamp duty at all. Between £300,001 and £500,000, they pay 5% on the portion above £300,000. Above £500,000, the relief is lost entirely and standard rates apply to the full price.
Is stamp duty paid on top of the mortgage, or included in it?
Usually separately, and upfront — most buyers pay it via their solicitor on completion day, out of their own funds. That said, many lenders will let you add stamp duty to the mortgage itself if you'd rather borrow it than pay cash — see our guide to adding stamp duty to your mortgage for how that works and what it costs over the term.
How much stamp duty is payable in England and Northern Ireland?
It depends on the price and your buyer status. Standard rates are 0% up to £125,000, 2% on the next £125,000, 5% up to £925,000, 10% up to £1.5m, and 12% above that. First-time buyers pay 0% up to £300,000 and 5% up to £500,000 (with relief lost entirely above that). Additional properties add a 5-percentage-point surcharge on the full price. See the price-point table above for common examples, or use the calculator for your exact figure.
Does this cover Scotland and Wales?
Yes — use the nation tabs above the calculator. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), both with different bands and rates to SDLT, and both are built into the calculator. We also have dedicated Scotland LBTT and Wales LTT calculator pages if you only need one nation.
Can I reduce how much stamp duty I pay?
Sometimes. Negotiating the purchase price reduces tax proportionally, first-time buyers and (in England and Northern Ireland) buyers under £500,000 may qualify for relief, and a small number of exemptions mean no tax is due at all — see our guides on reducing stamp duty on a second home and stamp duty exemptions and special cases for what genuinely works.
What's a realistic mortgage rate to use?
Rates move with the base rate and lender margins, so check a current best-buy table before relying on the default figure — the calculator will do the maths correctly for any rate you enter.
Ready to see what a lender will actually offer?
These figures are estimates. A broker can confirm your real rate and borrowing limit in minutes, based on your circumstances.