UK property tax calculator
When you buy a home in the UK, you may owe a purchase tax based on where the property is located: SDLT in England and Northern Ireland, LBTT in Scotland, and LTT in Wales. These taxes use bands, so you pay different rates on different slices of the price, not one rate on the whole amount. This calculator estimates your tax for a first-time buyer purchase (where relief exists), a home move, or an additional property such as a second home or buy-to-let. Results are designed to be easy to verify, with a clear total and a band-by-band breakdown. Some scenarios (leasehold rent, multiple dwellings, companies, linked transactions, and certain reliefs) can change the outcome, so treat this as an estimate and confirm with your conveyancer.
- Residential purchase only.
- Published band rates for SDLT (Eng/NI), LBTT (Scotland), LTT (Wales).
- Additional property uses the nation’s higher rates (incl. Scotland ADS).
- Non-UK resident surcharge is available for SDLT only.
- Does not include leasehold rent (NPV), linked transactions, companies, or multiple dwellings.
Your details
Choose region, enter a price, and select buyer type.
Results
- Region: —
- Price: —
- Buyer type: —
- Surcharges: —
Band breakdown
| Band | Rate | Taxable | Tax |
|---|
- Uses band rates for the selected nation.
- Applies higher rates for additional property where relevant.
- For England/NI, can include a 2% non-UK resident surcharge.
- Shows a band-by-band breakdown for verification.
Assumptions and interpretation
Your tax depends on the nation, buyer type, and any applicable surcharges. This tool is designed for straightforward residential purchases.
SDLT (England and Northern Ireland), LBTT (Scotland), and LTT (Wales) are calculated in bands. That means each slice of the property price is taxed at a different rate. Additional property scenarios can be significantly higher due to higher-rate rules, and in Scotland an extra supplement (ADS) is applied to the full price for additional dwellings.
This calculator does not model special cases like companies, multiple dwellings relief, linked transactions, or leasehold rent charges.
Worked UK example
Example only. Rates and eligibility rules can change.
Example: buying a home in Wales for £350,000 as a home mover (standard LTT). You pay 0% on the first £225,000, then 6% on the remaining £125,000. The estimate would be £7,500, with an effective rate of about 2.14%.
FAQs
Common questions about SDLT, LBTT and LTT
Is the tax calculated on the whole price?
No. These taxes use bands, so you pay different rates on slices of the price within each band.
Which tax applies where?
England and Northern Ireland use SDLT. Scotland uses LBTT. Wales uses LTT.
What counts as an additional property?
Typically, buying a residential property that means you’ll own more than one residential property afterwards, such as a second home or buy-to-let.
Does Scotland charge a separate supplement for second homes?
Yes. In Scotland, ADS is added alongside LBTT for additional dwellings and is a percentage of the full purchase price.
Does England/NI have a non-resident surcharge?
For England and Northern Ireland, non-UK residents may pay an extra 2% on top of the relevant SDLT rates.
Is this the exact amount I’ll pay?
It’s an estimate. Complex situations (leasehold rent, linked transactions, companies, reliefs) can change the result. Confirm with your conveyancer.
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