HouseCalc exists because buying a home in the UK is complicated enough without having to hunt across five different government websites just to understand what it's going to cost.
We built every calculator from scratch using official HMRC, Revenue Scotland and Welsh Revenue Authority rate schedules — and we update them immediately whenever the government changes the rules. Our stamp duty calculator correctly handles all three devolved tax systems (SDLT, LBTT and LTT), all buyer types, and the precise marginal rate logic that many other calculators get wrong.
Everything on this site is free, requires no account, and stores none of your data. You type in numbers, you get accurate numbers back. That's it.
Our calculators
Five tools covering the full property buying journey:
| Calculator | What it does |
|---|---|
| Stamp Duty | SDLT (England & N. Ireland), LBTT + ADS (Scotland) and LTT (Wales). Covers first-time buyers, standard, second homes and buy-to-let. Updated for April 2025 changes. |
| Mortgage Affordability | Calculates maximum borrowing using real income multiples from Barclays, Halifax, Nationwide, HSBC, NatWest and Santander. Handles joint applications and debt deductions. |
| Total Buying Costs | Itemises every cost from offer to completion — stamp duty, conveyancing, Land Registry, surveys, mortgage fees, searches, insurance and removals. Toggle costs on and off. |
| FTB Scheme Checker | Checks eligibility across all live government schemes: Lifetime ISA, Shared Ownership, Mortgage Guarantee Scheme, First Homes and Right to Buy. |
| Rental Yield | Gross yield, net yield, monthly cash flow and after-tax returns for buy-to-let properties. Includes Section 24 mortgage interest restriction and correct BTL stamp duty. |
How we keep rates accurate
UK property taxes change regularly — sometimes with less than 24 hours' notice. Our process:
Budget announcements — we update rates on the day of any Budget, Autumn Statement or Spring Statement that affects property taxes. HMRC and devolved authority sources — all rates are cross-referenced against official publications before going live. Change log — every calculator shows its last verified date so you always know how current the figures are.
Important: HouseCalc calculators provide estimates for planning and budgeting purposes. They are not a substitute for professional legal or financial advice. Always confirm final figures with your solicitor and HMRC before exchange of contracts. Stamp duty must be filed and paid within 14 days of completion — your solicitor handles this on your behalf.
Why three separate stamp duty systems?
Scotland and Wales both have their own fully devolved property tax systems, introduced in 2015 and 2018 respectively. They have different thresholds, different band structures, and different approaches to additional properties. Scotland's Additional Dwelling Supplement is a flat-rate charge on the total purchase price — not a marginal surcharge as in England. Wales uses an entirely separate rate table for additional properties rather than adding a percentage on top.
Most calculators online handle one or two of these correctly. We handle all three, and we test each one against the official published worked examples from the relevant revenue authority.
Found an error or rate that needs updating?
We take accuracy seriously. If you spot anything that looks wrong — a rate, a threshold, a calculation — please let us know and we'll investigate and update within 24 hours.
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