Hundred SummersStamp duty calculator: SDLT, LBTT and LTT, every slice shown
The tax on a home purchase in England and Northern Ireland, Scotland or Wales at 2026/27 rates, with first-time buyer relief, the additional-property surcharge and the non-resident surcharge applied exactly as legislated, and the slice-by-slice working underneath. Your figures never leave your browser.
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Worked example
Computed when this page was built by the same engine that runs the calculator above, so the figures below and the live tool can never disagree. Change any input above to see your own.
| Inputs | |
|---|---|
| Purchase price | £350,000 |
| Where | England or Northern Ireland |
| First-time buyer | No |
| Additional property | No |
| Results | |
|---|---|
| £0 – £125,000 at 0% | £0 |
| £125,000 – £250,000 at 2% | £2,500 |
| £250,000 – £350,000 at 5% | £5,000 |
| Stamp Duty Land Tax | £7,500 |
| Effective rate | 2.1% |
The next question
What will the mortgage cost each month? →Mortgage repayment calculator
Or answer it with everything else: the full Hundred Summers plan connects your pay, pensions, savings, property, tax and spending year by year, and stress-tests them across 500 simulated market histories.
Read the guides
- Stamp duty when you move: three taxes and the buy-before-you-sell surcharge →SDLT, LBTT and LTT side by side at 2026/27 rates, worked figures for a £300,000 home in each nation, why the additional-property surcharge catches ordinary movers, and the refund window if the old home sells later.
- Buy-to-let in 2026: the tax, the surcharge, and the sale →Section 24 explained with real numbers, why a higher-rate landlord can lose money on a property that makes a cash profit, plus the additional-property stamp duty, the April 2027 surcharge, and capital gains tax when you sell.
Three taxes, three sets of thresholds
Since devolution the UK has three separate property transaction taxes. England and Northern Ireland charge Stamp Duty Land Tax, whose thresholds reverted on 1 April 2025 (nil-rate to £125,000; first-time buyer relief to £500,000). Scotland charges Land and Buildings Transaction Tax with a lower nil-rate band and a flat 8% Additional Dwelling Supplement. Wales charges Land Transaction Tax, which starts later (£225,000) but has no first-time buyer relief and a steeper schedule for second homes. All three are progressive: each slice of the price is taxed at its own rate, so the headline percentage never applies to the whole price.
The surcharge on a second home
The additional-property rates catch more people than landlords: anyone who completes on a new main home before the old one has sold pays them, then reclaims the difference when the old home sells within the time limit. In the Hundred Summers plan a house move is modelled as a financed-purchase event, so the tax lands in the right year alongside agents’ and legal fees, and the downsizing calculator nets it off what a move frees.
Sources
- England & Northern Ireland: HMRC, Stamp Duty Land Tax: residential property rates.
- Scotland: Revenue Scotland, LBTT residential property rates and bands.
- Wales: Welsh Government, Land Transaction Tax rates and bands.