What is Stamp Duty and how is it calculated?
Stamp Duty Land Tax (SDLT) is a tax charged by the UK government when you buy a property or land in England and Northern Ireland above a certain price. It is a marginal (tiered) tax — you only pay each rate on the portion of the price that falls within that band, not the full purchase price.
For example, on a £350,000 purchase (standard rates, from April 2025): the first £250,000 is taxed at 0%, and the remaining £100,000 is taxed at 5% — giving a total of £5,000.
What is the difference between SDLT, LBTT and LTT?
The UK has three separate property transaction taxes depending on where the property is located:
SDLT (Stamp Duty Land Tax) – applies in England and Northern Ireland.
LBTT (Land and Buildings Transaction Tax) – applies in Scotland, with different bands and rates set by the Scottish Government.
LTT (Land Transaction Tax) – applies in Wales, with its own bands and rates set by the Welsh Government.
YourHouseMove automatically applies the correct tax for the region you select.
Do first-time buyers get a discount on stamp duty?
Yes. In England and Northern Ireland, first-time buyers pay no SDLT on the first £425,000 of a property's price, and 5% on any amount between £425,001 and £625,000. If the property costs more than £625,000, no first-time buyer relief applies and standard rates are used.
In Scotland, the LBTT nil-rate band is raised to £175,000 for first-time buyers. In Wales, there is currently no specific first-time buyer LTT relief — standard rates apply.
What is the additional rate for buy-to-let or second homes?
In England and Northern Ireland, buyers purchasing an additional residential property (including buy-to-let) pay a 5% surcharge on top of the standard SDLT rates (applicable from November 2024). In Scotland, an Additional Dwelling Supplement (ADS) of 6% is charged on the full purchase price on top of standard LBTT. In Wales, a separate higher rate band applies with a 4% surcharge on each band.
How accurate are the mortgage rates shown?
The rates shown are indicative 2-year fixed rates based on typical market figures for early 2026. They are grouped by loan-to-value (LTV) ratio — the lower your LTV, the better the rate you can usually access.
Actual rates vary by lender, your credit history, income, and the specific product you choose. Always check with a mortgage broker or lender directly for a personalised quote. The figures here are for planning purposes only.
What mortgage term is used in the calculations?
By default the calculator uses a 25-year repayment mortgage. You can adjust the term using the slider in the calculator to see how a shorter or longer term affects your monthly payments.
How is council tax estimated?
Council tax bands in England are based on the estimated value of a property in April 1991 — not today's market value. Because of this, we estimate your band using a general mapping based on your purchase price as a rough proxy for property size and type.
The annual Band D rate shown is a regional average for 2025/26. Your actual bill may differ depending on your specific local authority, any discounts (single occupancy, students, etc.), and your actual banding. Always check with your local council for a precise figure.
What running costs are included in the calculator?
The calculator includes the following estimated annual and monthly running costs:
- Mortgage repayments
- Council tax
- Energy bills (gas & electricity)
- Water rates
- Broadband
- Buildings & contents insurance
You can also override any estimate with your own figure, or add custom cost items.
How are energy costs estimated?
Energy costs are based on regional average annual bills for gas and electricity combined, adjusted by a size multiplier that uses property price as a proxy for property size (e.g. a flat vs. a 5-bed detached). These are broad estimates and your actual bill will depend on factors including insulation, heating system, occupancy, tariff, and usage habits.
Is YourHouseMove free to use?
Yes, completely free. There are no sign-ups, no subscriptions and no hidden charges.
Does YourHouseMove store my data?
No. All calculations happen entirely in your browser — no data is sent to any server, and nothing is stored or tracked. Your inputs disappear as soon as you close the page.
Can I rely on these figures to make financial decisions?
The figures are estimates for planning and budgeting purposes only and do not constitute financial, tax or legal advice. Tax rules, interest rates and costs change frequently. Before making any financial decision, you should seek independent advice from a qualified mortgage broker, solicitor and/or financial adviser.