Estimate the total buying cost of a home — stamp duty, Land Registry fee and conveyancing — for England, Scotland or Wales.
Purchase details
Enter the price, pick the region and buyer type, and add your conveyancing quote.
Estimate of buyer costs. Stamp duty rates are as at April 2025 (SDLT / LBTT / LTT); Land Registry uses the portal scale. Verify current rates and your own conveyancing quote.
Total buying cost 6,350 £Property purchase costs. Stamp duty (SDLT / LBTT / LTT), Land Registry and conveyancing for a home purchase. Estimate, not advice — verify rates before you commit. Rates as at April 2025. gov.uk: SDLT.
⚖︎ Results are for informational purposes and do not constitute tax advice. For specific situations, consult a licensed accountant or the relevant tax authority.
Stamp duty is charged in marginal bands on the price. England & NI use SDLT (0% to £125,000, then 2/5/10/12%), Scotland uses LBTT and Wales uses LTT, each with their own bands and surcharges:
A £300,000 home in England (not first-time, not additional): SDLT = 0% on £125k + 2% on £125k + 5% on £50k = £5,000, plus ~£150 Land Registry and conveyancing.
In England & NI (SDLT, from April 2025): 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5m, then 12%. First-time buyers pay 0% up to £300,000 (no relief above £500,000). Additional properties add a 5% surcharge. Scotland (LBTT) and Wales (LTT) use different bands.
If you are buying a second home or buy-to-let and keeping another property, England adds 5% to every SDLT band. Scotland charges an 8% ADS on the full price; Wales uses higher LTT rates. Select 'additional property' to include it.
In England, first-time buyers pay no SDLT up to £300,000 and 5% on £300,001–£500,000, with no relief above £500,000. Scotland raises the nil band to £175,000. Wales has no first-time-buyer relief.
Beyond stamp duty, budget for the HM Land Registry fee (scaled by price), conveyancing/solicitor fees (typically £800–£1,500 plus VAT and search disbursements), a survey and any mortgage fees. Non-UK residents pay a further 2% SDLT surcharge in England.