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Calculate stamp duty before it distorts the deal.

Check current residential purchase tax across England and Northern Ireland, Wales, and Scotland. The defaults are set up for investor and second-home decisions first, but the tool also supports first-time buyer cases where the tax system allows it.

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A fast planning tool for standard residential purchases. Use the official guidance or an adviser for edge cases before exchange or completion.
England / NI SDLT
Wales LTT
Scotland LBTT + ADS
What this covers well
Main residence purchases.
First-time buyer treatment where the tax system supports it.
Additional property and second-home rates, including Scotland ADS.
Why it matters

Stamp duty is committed cash, not a soft assumption. If the tax bill changes the all-in picture, it should change the verdict early rather than after you have already talked yourself into the listing.

Inputs

Set the purchase context

Choose the UK tax system, the type of residential purchase, and the price you want to test. The number updates instantly.

Tax system
Purchase type
Stamp duty due
£15,000
Current SDLT result for England and Northern Ireland.
Effective rate
6.0%
The tax bill as a percentage of the purchase price.
All-in price plus tax
£265,000
Purchase price plus the calculated residential transaction tax.
Current read

Region: England and Northern Ireland

Purchase type: Additional property / second home

Source set: SDLT bands updated for purchases completing on or after 1 April 2025.

Band breakdown

See exactly where the tax bill is coming from

The calculator keeps the progressive bands visible so the number is easy to trust and explain.

£0 to £125,000
SDLT
5.0%
£125,000
£6,250
£125,000 to £250,000
SDLT
7.0%
£125,000
£8,750
Coverage and assumptions
This calculator covers standard residential purchases only and excludes mixed-use, leasehold rent, multiple dwellings relief, linked transactions, relief claims, and bespoke company structures.
Use this as a fast planning number. Check the official guidance or a qualified adviser before exchange or completion.
Official sources
GOV.UK SDLT residential property rates
Residential SDLT rates effective for purchases completing on or after 1 April 2025.
Investor note

Where buyers quietly talk themselves into the wrong number

Treating stamp duty as a side cost instead of part of the real cash-in picture.
Underestimating the tax hit on additional property purchases and only seeing it once the offer is already emotionally anchored.
Running ROI or yield on the purchase price alone when the tax bill materially changes the invested capital.
Next steps

Use the tax number inside the wider deal read

Stamp duty is one committed cost. The next move is to see what it does to the all-in yield, the offer ceiling, and the decision quality.

ROI calculator
See what the tax bill does to invested capital, net yield, and monthly cashflow.
Offer calculator
Turn the all-in cost stack into a cleaner offer anchor.
Rent evidence guide
Pressure-test the rent side properly before you trust the deal headline.
Go deeper than the public calculator

Use the live workflow when the number needs to turn into a real decision.

PropertyScout is strongest when the tax number, the rent truth, the offer posture, and the Deal Pack all line up in one place. If you want to test that on a live area rather than a public calculator, guided access is the next move.

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