Stamp Duty Calculator: The Complete Guide
A stamp duty calculator estimates the tax due on a property, land, vehicle, or share transaction. Here is how SDLT, LBTT, LTT, and Queensland transfer duty are calculated — with rates, bands, formulas, and an Excel example.
A stamp duty calculator estimates the tax due on a property, land, vehicle, or share transaction. For UK property, use SDLT in England and Northern Ireland, LBTT in Scotland, or Land Transaction Tax (LTT) in Wales; in Queensland, use the Queensland Revenue Office’s transfer-duty estimator or calculator. Because stamp duty sits alongside the legal fees and disbursements of a property purchase, it is worth modelling the full picture with our conveyancing fees calculator, and reading conveyancing fees explained for a line-by-line breakdown of a quote.
Destinations & Places
Stamp duty calculator Scotland
Scotland uses Land and Buildings Transaction Tax (LBTT) rather than stamp duty. Revenue Scotland’s calculator calculates LBTT based on the rates and bands in force on the transaction’s effective date.
For an additional residential property, the Additional Dwelling Supplement (ADS) is 8% of the purchase price for transactions with an effective date on or after 5 December 2024.
Stamp duty calculator India
In India, stamp duty is set and collected by individual states, so the calculator must first identify the state. It should use the higher of the agreement value and the applicable government/circle rate, then apply the state’s rate and any concessions for women buyers, first-time buyers, or particular property types.
Stamp duty calculator Australia
Australia calls property stamp duty transfer duty, with separate rules in each state and territory. Queensland provides both a quick estimator and a more detailed calculator for complex transactions, such as foreign-buyer cases or multiple transactions.
Stamp duty calculator London
London uses the same SDLT rules as the rest of England and Northern Ireland. There is no separate London rate, but higher prices mean more of the purchase falls into higher SDLT bands.
Car
Stamp duty calculator for car
Vehicle stamp duty is generally calculated from the vehicle’s market value or purchase price, depending on the state. It is separate from registration and transfer fees.
Stamp duty calculator WA
In Western Australia, vehicle transfer duty is based on the vehicle’s value. For a $40,000 used petrol car, one 2026–27 comparison estimates $2,000 in duty, plus a separate registration-transfer fee.
Stamp duty calculator for buy to let
For a buy-to-let property in England or Northern Ireland, the buyer normally pays the higher residential SDLT rates if the purchase means they will own more than one residential property. The additional-property surcharge is 5 percentage points.
| Property value | Standard rate | Additional-property rate |
|---|---|---|
| £0–£125,000 | 0% | 5% |
| £125,001–£250,000 | 2% | 7% |
| £250,001–£925,000 | 5% | 10% |
| £925,001–£1.5m | 10% | 15% |
| Over £1.5m | 12% | 17% |
Stamp duty calculator Wales
Wales uses Land Transaction Tax (LTT), not SDLT. A Welsh calculator should ask whether you are a first-time buyer, replacing a main home, or buying an additional property, then apply the relevant Welsh rates and surcharge.
Property
Stamp duty calculator for commercial property
A commercial-property calculator should distinguish freehold purchases, new leases, lease assignments, and mixed-use property. Scotland provides a separate calculation route for non-residential and mixed-property transactions.
Stamp duty calculator on 2nd property
For a second home, holiday home, or rental property in England and Northern Ireland, add 5 percentage points to the standard residential SDLT rates.
The surcharge does not apply where the new property replaces your main residence and your previous main residence was sold within 36 months of completing the new purchase.
Stamp duty calculator if you own a property abroad
An overseas residential property can count when deciding whether the higher additional-property rates apply in England or Northern Ireland. If you still own it when you complete the UK purchase, the higher rates normally apply.
You may avoid the surcharge if the overseas property was your previous main residence and you sell it before or on the day you complete the new UK purchase.
Stamp duty calculator commercial
For commercial property, the calculation depends on whether the transaction is freehold, leasehold, mixed-use, or involves VAT. In Scotland, Revenue Scotland’s calculator covers residential, non-residential, and mixed-property transactions.
Company
Stamp duty calculator for limited company
A limited company buying residential property in England or Northern Ireland is generally treated as buying an additional property, so the 5% surcharge normally applies unless a relevant relief applies.
Stamp duty calculator for LTD company
For an LTD buying commercial property, the residential surcharge does not automatically apply. The result depends on the commercial rates, lease consideration, VAT treatment, and whether the property includes residential elements.
Stamp duty calculator as a company
A company calculator should ask whether the buyer is a UK or non-UK company, whether the property is residential or commercial, and whether any reliefs apply. Non-UK residents buying residential property can face additional rates.
Queensland
Stamp duty calculator QLD
Queensland calls stamp duty transfer duty. The Queensland Revenue Office provides an estimator for a quick estimate and a calculator for complex cases.
Buy house stamp duty calculator
For a Queensland house, enter the purchase price, market value, buyer type, first-home status, and whether any buyer is a foreign person. The buyer — whether an individual, investor, business, or foreign purchaser — is usually responsible for paying transfer duty.
Stamp duty cost calculator QLD
Queensland’s general transfer-duty scale is:
| Dutiable value | Duty |
|---|---|
| Up to $5,000 | Nil |
| $5,001–$75,000 | $1.50 per $100 or part thereof over $5,000 |
| $75,001–$540,000 | $1,050 plus $3.50 per $100 or part thereof over $75,000 |
| $540,001–$1m | $17,325 plus $4.50 per $100 or part thereof over $540,000 |
| Over $1m | $38,025 plus $5.75 per $100 or part thereof over $1m |
Stamp duty calculator QLD house
For an eligible Queensland home purchase, the home concession applies to the first $350,000 of the consideration or value, with general rates applying to the balance.
Foreign buyers acquiring residential land may also owe 8% additional foreign acquirer duty (AFAD). If a foreign buyer owns only part of the property, AFAD applies to that buyer’s share.
Purchase
Stamp duty calculator purchase
For any purchase, enter the full consideration, property type, buyer status, location, and existing-property ownership. The calculator should apply progressive rates to each band, not one flat rate to the entire price.
Is stamp duty calculated on purchase price?
Usually, but not always. In Queensland, transfer duty is generally based on the higher of the consideration paid and the property’s unencumbered value.
In England and Northern Ireland, SDLT is generally based on the consideration paid, though lease premiums and certain linked transactions can affect the calculation.
Stamp duty calculator joint ownership
For a joint purchase, calculate duty on the whole property price, not by dividing it between owners. However, each buyer’s status — such as first-time buyer, existing owner, or replacement of a main residence — can affect the outcome.
Is stamp duty calculated on GST inclusive price?
In Australia, property transfer duty is commonly calculated on the GST-inclusive consideration where GST applies, but treatment can vary by transaction and state. For vehicles, the relevant value may be the market value or drive-away price depending on the state.
Cost & Value
Different jurisdictions need different calculators. The table below summarises what each should calculate:
| Calculator | What it should calculate |
|---|---|
| UK SDLT | England and Northern Ireland residential, commercial, lease, additional-property, and non-resident rates |
| Scotland LBTT | Residential, non-residential, mixed, lease, and ADS |
| Wales LTT | Welsh residential and additional-property rules |
| Queensland transfer duty | Property value, buyer type, home concession, and AFAD |
| Australian vehicle duty | Vehicle value or price, state rules, and registration-transfer fee |
Stamp duty calculator UK
Use HMRC’s SDLT calculator for England and Northern Ireland, Revenue Scotland’s LBTT calculator for Scotland, and a Welsh LTT calculator for Wales. These are separate tax systems, so the same property price can produce different tax results depending on where it is located.
Stamp duty calculator and LMI
Stamp duty and Lenders Mortgage Insurance (LMI) are separate costs. A good calculator should show stamp duty separately from LMI, lender fees, legal fees, inspections, and registration costs.
Best stamp duty calculator
The best calculator is the official one for the relevant jurisdiction: HMRC for SDLT, Revenue Scotland for LBTT, the Welsh Revenue Authority for LTT, and the Queensland Revenue Office for Queensland transfer duty.
Stamp duty calculator on shares
Share transactions can attract stamp duty or stamp duty reserve tax depending on the transaction type, instrument, and jurisdiction. A share calculator should ask whether you are buying existing shares, transferring shares, or subscribing for new shares, because the treatment differs.
Formula
Stamp duty calculator formula
Most property stamp-duty systems use a marginal-rate formula: each portion of the price is taxed at the rate for its band.
Duty = Σ (amount in band i × rate for band i), summed across all bands from i = 1 to n.
For example, a £300,000 Scottish residential purchase is taxed at 0% on the first £145,000, 2% on the next £105,000, and 5% on the final £50,000.
Stamp duty calculator Excel
For Scotland’s residential LBTT bands, use the following formula (replace “price” with the cell holding the purchase price):
=MAX(0,MIN(price,250000)-145000)*2% +MAX(0,MIN(price,325000)-250000)*5% +MAX(0,MIN(price,750000)-325000)*10% +MAX(0,price-750000)*12%
Add the 8% Additional Dwelling Supplement separately where it applies.
Stamp duty calculator exemption
Exemptions and reliefs vary by jurisdiction. Common examples include first-time-buyer relief, replacement of a main residence, certain family transfers, charitable or public-body purchases, and specific corporate or development reliefs.
Stamp duty calculator expat
An expat calculator should ask about residency status, previous property ownership, intended use, and whether the buyer is a foreign purchaser. In Queensland, foreign buyers of residential land may owe an additional 8% AFAD.
Frequently asked questions
How is stamp duty calculator Victoria?
A Victorian property calculator should calculate land transfer duty using the property’s dutiable value, buyer status, and any first-home or other concessions. It should separate duty from registration and PEXA settlement fees.
What is stamp duty calculator NSW?
An NSW calculator estimates transfer duty using the purchase price or market value, buyer type, and eligibility for concessions. It should exclude mortgage, legal, and inspection costs.
How does stamp duty calculated?
Stamp duty is usually calculated progressively: each slice of the dutiable value is taxed at the rate for its band. Surcharges, such as the additional-property surcharge or foreign-buyer duty, are then added where applicable.
Are stamp duty rates changing in 2026?
Scotland’s 2026–27 Budget confirmed that LBTT rates and bands, including the ADS, remain at current levels. In England and Northern Ireland, the residential SDLT rates from 1 April 2025 remain 0%, 2%, 5%, 10%, and 12%, with a 5-point additional-property surcharge.
Is stamp duty calculated on purchase price?
Usually, but the taxable value can be the higher of the price and market value in some jurisdictions, including Queensland.
Is stamp duty calculated on GST inclusive price?
It can be, depending on the jurisdiction and transaction. For Australian property, GST-inclusive consideration is commonly relevant, but use the official state calculator for the exact treatment.
Stamp duty is one of several costs that make up the total expense of a property transaction. To see how it fits alongside legal fees, searches, and registration charges, build a full estimate with our conveyancing fees calculator, read how are conveyancing fees calculated for the complete breakdown, or follow our framework for budgeting for legal services. You can also browse our FAQ for quick answers to common billing questions.