Property tax, calculated correctly.

Stamp duty is a government tax charged on the purchase of land and property. The name dates to when a physical stamp was embossed on legal documents to confirm the tax had been paid. Today it is applied electronically, but the levy remains. The tax is progressive — different portions of the purchase price are taxed at increasing rates rather than a single flat rate applying to the whole amount. For example, in England under SDLT, you pay 0% on the first £125,000, 2% on the portion from £125,001 to £250,000, and 5% on the portion from £250,001 to £925,000. Our free online tax calculator applies this band-by-band method automatically for every jurisdiction it covers.

Yes — completely free. There is no registration, no subscription, and no hidden charge at any point. You can run as many calculations as you like across any jurisdiction, change the property value or buyer type, and compare multiple scenarios without cost. The tool is independently funded and will remain free for all users.

Our online tax calculator covers five countries and more than twelve tax jurisdictions: the United Kingdom (SDLT in England & Northern Ireland, LBTT in Scotland, LTT in Wales), India (national overview plus Maharashtra, Delhi, Gujarat, West Bengal, Uttar Pradesh, Karnataka, Telangana, Tamil Nadu, Haryana, and Rajasthan), Australia (national overview plus New South Wales, Victoria, Queensland, Western Australia, South Australia, and Tasmania), Singapore (Buyer's Stamp Duty and Additional Buyer's Stamp Duty), and Canada (Ontario, British Columbia, Quebec, and Alberta). Coverage continues to grow.

First-time buyers receive relief in several jurisdictions. In England, first-time buyers pay 0% SDLT on the first £425,000 and 5% on the portion from £425,001 to £625,000 — provided the total purchase price does not exceed £625,000. In Scotland, first-time buyers are entitled to a relief that reduces LBTT. Some Australian states offer stamp duty concessions or full exemptions for first-time buyers below certain price thresholds. Our online property tax calculator applies first-time buyer relief automatically when you select that buyer type from the dropdown.

Buyers purchasing an additional residential property face a surcharge on top of standard rates. In England and Northern Ireland, the additional-property SDLT surcharge is 3% on every band. Scotland charges a 6% Additional Dwelling Supplement (ADS) and Wales charges a 4% Higher Rates for Additional Dwellings (HRAD) surcharge. On a £300,000 buy-to-let in England, the surcharge alone adds £9,000 to the total tax bill. Our free online tax calculator computes the surcharge automatically when you select 'Additional property' as your buyer type.

Yes. Since April 2021, non-UK residents purchasing residential property in England and Northern Ireland pay a 2% non-resident SDLT surcharge on top of standard rates — and on top of any additional-property surcharge. A foreign investor buying a £500,000 buy-to-let would pay standard SDLT rates plus 3% (additional property) plus 2% (non-resident), a combined surcharge of 5%. Singapore applies much larger foreign-buyer surcharges through its Additional Buyer's Stamp Duty (ABSD) — foreign nationals currently pay 60% ABSD on any residential purchase. Our property tax estimator accounts for residency status where relevant.

All three replaced the old UK-wide stamp duty after devolution, but they apply in different nations and have different rate tables. Stamp Duty Land Tax (SDLT) applies in England and Northern Ireland and is administered by HMRC. Land and Buildings Transaction Tax (LBTT) applies in Scotland and is administered by Revenue Scotland. Land Transaction Tax (LTT) applies in Wales and is administered by the Welsh Revenue Authority. The nil-rate thresholds, band boundaries, and relief conditions all differ — for example, Scotland's nil-rate threshold for LBTT is £145,000 compared to £125,000 for SDLT in England. Using the correct jurisdiction in our online tax calculator is therefore essential for an accurate estimate.

Every calculation is derived from the current legislation or official government gazette for the relevant jurisdiction. We display the rule version and its source URL alongside each result so you can verify the figure independently. The calculator uses the same progressive-band logic as the HMRC, Revenue Scotland, and Welsh Revenue Authority official tools. That said, this tool provides guidance-level estimates only — not formal tax advice. Edge cases such as mixed-use properties, purchases through a company, linked transactions, or specific exemption eligibility should always be confirmed with a qualified solicitor or tax adviser before exchange of contracts.

The nil-rate threshold varies by jurisdiction and buyer type. In England and Northern Ireland (SDLT), standard residential buyers currently pay nothing on the first £125,000; first-time buyers pay nothing on the first £425,000 (for purchases up to £625,000). In Scotland (LBTT), the nil-rate threshold is £145,000. In Wales (LTT), it is £225,000. Australian state thresholds vary widely — for example, NSW applies transfer duty from the first dollar but grants concessions below certain values. Our free online property tax calculator always reflects the current thresholds and reliefs without you needing to track legislative changes yourself.

Our online tax calculator is currently optimised for residential property purchases. Commercial, mixed-use, and non-residential property transactions are subject to different SDLT, LBTT, and LTT rate tables — typically lower rates but without the reliefs available on residential purchases. We plan to add non-residential calculations in a future update. For commercial property tax estimates, please consult a qualified commercial conveyancer or property tax adviser.

ABSD is a surcharge applied on top of Buyer's Stamp Duty (BSD) for certain buyers in Singapore. Singapore Citizens pay 0% ABSD on their first residential property, 20% on a second, and 30% on a third. Singapore Permanent Residents pay 5% on a first property and 30% on a second. Foreign nationals pay 60% ABSD on any residential purchase. These rates were raised significantly in April 2023 as part of Singapore's property cooling measures. Our online tax calculator computes both BSD and ABSD in a single result based on the buyer's citizenship and residency status.

Stamp duty is not automatically refunded when you later sell a property. However, specific refund scenarios exist. In England, if you paid the 3% additional-property SDLT surcharge on a new main residence but then sell your previous main residence within three years, you can apply to HMRC for a refund of the surcharge — subject to strict conditions and deadlines. In Scotland, the Additional Dwelling Supplement (ADS) may also be repayable if the former main residence is sold within 18 months. Claims must be made within defined windows. Our free online tax calculator does not assess refund eligibility — speak to a solicitor or tax adviser for personalised advice.

Deadlines vary by country. In England and Northern Ireland, SDLT must be filed and paid to HMRC within 14 days of the effective date of the transaction (usually completion). Late filing attracts automatic penalties starting at £100, and interest accrues on late payment. In Scotland, LBTT returns must be submitted to Revenue Scotland within 30 days of the effective date. In Wales, LTT must be paid within 30 days of completion. In practice your solicitor or conveyancer files the return and pays the tax on your behalf, deducting it from the completion funds you supply. Our free online tax calculator helps you set aside the correct amount well before exchange.

Stamp duty and property transfer taxes are always the buyer's obligation, not the seller's. The seller may separately be liable for capital gains tax on any profit from the sale, but the transfer tax on the purchase is entirely the buyer's cost. In practice, your solicitor or licensed conveyancer collects the stamp duty as part of the completion funds and submits the return and payment to the tax authority on your behalf. Some developers in new-build sales offer to contribute to the buyer's stamp duty as a sales incentive, but the legal liability remains with the buyer.

Stamp duty cannot formally be rolled into the mortgage secured against the property — lenders base their loan on the property's value, and stamp duty does not increase that value. However, some buyers fund their stamp duty by borrowing more on their mortgage (if their lender approves a higher loan amount within their affordability limits) or through a personal loan. Adding stamp duty to borrowing increases the total interest paid over the mortgage term and reduces the equity you start with. Many first-time buyers are caught out by not having enough cash reserved for stamp duty after saving their deposit — our free online tax calculator lets you see the exact figure early in your search.

For private homeowners buying a main residence, stamp duty is not tax-deductible in the year of purchase and cannot be offset against income. For property investors and buy-to-let landlords, stamp duty paid at purchase may be added to the property's cost base when calculating the Capital Gains Tax (CGT) liability on disposal, potentially reducing the taxable gain. Buy-to-let landlords cannot deduct stamp duty against rental income. In India and Australia, stamp duty may be included in the cost base for CGT purposes in certain circumstances. Tax treatment varies by jurisdiction and individual situation — always consult a qualified accountant or tax adviser.

Yes — stamp duty is payable on new-build residential properties at the same rates as resale properties. There is no general exemption for new builds under SDLT, LBTT, or LTT, although first-time buyer relief does apply to new-build purchases in England within the standard thresholds. Some developers offer to pay or contribute to the buyer's stamp duty as a purchase incentive — the tax is still due, but the developer covers it. In some Australian states, off-the-plan purchases may attract different transfer duty treatment or concessions for owner-occupiers; check the state-specific rules or use our Australia stamp duty calculator to get the correct figure.

For a standard residential buyer in England (SDLT rates from 1 April 2025): 0% on the first £125,000 = £0; 2% on £125,001–£250,000 = £2,500; 5% on £250,001–£300,000 = £2,500. Total SDLT = £5,000. A first-time buyer at £300,000 pays £0 — the entire price falls within the £425,000 nil-rate threshold for first-time buyers. An additional-property buyer pays 3% extra on every band: 3% on £0–£125k (£3,750) + 5% on £125k–£250k (£6,250) + 8% on £250k–£300k (£4,000) = £14,000 total. Use our free SDLT calculator for any purchase price and buyer type.

In England and Northern Ireland (SDLT), the 10% rate applies to the portion between £925,001 and £1,500,000, and 12% on anything above £1,500,000. On a £1,200,000 purchase: 0% on £125k = £0; 2% on £125k–£250k = £2,500; 5% on £250k–£925k = £33,750; 10% on £925k–£1.2m = £27,500. Total SDLT = £63,750. Additional-property buyers add the 3% surcharge on every band. Scotland's top LBTT rate is 12% above £750,000; Wales's top LTT rate is 12% above £1,500,000. Our online tax calculator handles high-value purchases across all supported jurisdictions with full band-by-band accuracy.

Yes — shared ownership properties are subject to SDLT in England, but buyers have two options. The first is market-value election: you pay SDLT on the full market value of the property at purchase, meaning no further SDLT is due when you staircase to 100% ownership later. The second is the standard method: SDLT is paid only on the share being purchased initially, with further SDLT due as you buy additional shares above 80%. First-time buyer relief may apply to both methods. Shared ownership SDLT rules are complex and interact with lease premium, rent, and staircasing provisions — your solicitor should confirm the optimum approach for your circumstances.

Yes, significantly so. Companies purchasing residential property in England pay SDLT at the standard residential rates plus the 3% additional-property surcharge from the first pound — there is no main-residence exemption. For residential properties over £500,000 purchased through a company, a flat 15% SDLT rate may apply under the Annual Tax on Enveloped Dwellings (ATED) rules, with certain exceptions for genuine rental businesses. SDLT relief for non-natural persons (companies) exists in limited circumstances. Similar higher-rate rules apply for companies buying in Scotland and Wales. The tax and legal implications of purchasing investment property through a company are significant and warrant specialist professional advice before committing.

Several Indian states offer reduced stamp duty rates for women buyers to encourage female property ownership. In Delhi, women pay 4% stamp duty versus 6% for male buyers. In Uttar Pradesh, the rate for women is 6% against 7% for men. In Rajasthan, women receive a 1% concession. Punjab and Haryana also offer reduced rates for female buyers. Maharashtra removed its 1% concession for women in 2021, so women and men now pay the same 5% in most Maharashtra urban areas. Registration fees are broadly the same regardless of gender. Select the buyer profile in our India state calculator to see the applicable rate for your state.

Maharashtra charges 5% stamp duty on most residential property purchases in urban areas, plus a 1% Local Body Tax (LBT) where applicable, making an effective 6% in many cases. A registration fee of 1% of the property value applies, capped at ₹30,000 for residential properties. In Mumbai, additional charges such as the Metro Cess (1%) further increase the total. For agricultural land and properties in rural areas (Gram Panchayat jurisdiction), different rates apply. The total stamp duty and registration cost on a Mumbai residential property can therefore reach 6–7% of the property value. Use our Maharashtra stamp duty calculator to get an instant estimate.

Ontario Land Transfer Tax (LTT) is calculated on a progressive scale: 0.5% on the first $55,000; 1.0% on $55,001–$250,000; 1.5% on $250,001–$400,000; 2.0% on $400,001–$2,000,000; and 2.5% above $2,000,000. Buyers purchasing in the City of Toronto also pay a Municipal Land Transfer Tax (MLTT) at the same marginal rates, effectively doubling the total. First-time buyers in Ontario can claim a provincial LTT rebate of up to $4,000 and a Toronto MLTT rebate of up to $4,475, eliminating the tax entirely on homes up to around $368,000 provincially. Our Ontario land transfer tax calculator shows the full breakdown including both rebates.

New South Wales charges transfer duty on a progressive scale. For a property valued between $1,013,000 and $3,040,000, buyers pay $40,490 plus $5.50 per $100 above $1,013,000. Above $3,040,000, the rate is $150,490 plus $7.00 per $100 above that threshold. For lower-value properties the starting rate is $1.25 per $100 on the first $14,000, rising through several bands. First home buyers in NSW can claim an exemption on properties up to $800,000 and a concession on properties between $800,001 and $1,000,000. NSW also offers an optional annual property tax scheme for eligible first home buyers in place of upfront duty. Use our NSW stamp duty calculator for an instant accurate figure at any purchase price.