Best UK Property Calculators 2026 — Stamp Duty, Mortgage, Buy vs Rent

On a £400,000 property in England, a standard buyer pays £10,000 in SDLT. The first £125,000 is at 0%, the next £125,000 (to £250,000) is at 2% (£2,500), and the remaining £150,000 is at 5% (£7,500). First-time buyers pay no SDLT on the first £300,000, and 5% on the portion between £300,000 and £500,000, so on a £400,000 purchase they would pay £5,000.

In England and Northern Ireland, first-time buyers pay no SDLT on properties up to £300,000, and a reduced rate of 5% on the portion between £300,000 and £500,000. Properties above £500,000 do not qualify for first-time buyer relief. Scotland and Wales have their own separate relief schemes with different thresholds.

SDLT (Stamp Duty Land Tax) applies in England and Northern Ireland. LBTT (Land and Buildings Transaction Tax) is the Scottish equivalent, with its own rate bands and thresholds. LTT (Land Transaction Tax) applies in Wales. All three are property purchase taxes but use different rates and bands, so you need the right calculator for the country where the property is located.

The Additional Dwelling Supplement (ADS) is an extra 6% charge on the total purchase price when buying an additional property in Scotland, such as a buy-to-let or second home. It applies on top of standard LBTT rates. You may be able to reclaim the ADS if you sell your previous main residence within 18 months of buying the new one.

It depends on your circumstances, location, and time horizon. Buying is generally better if you plan to stay for at least 5-7 years, because upfront costs like stamp duty and legal fees take time to recoup. In some high-cost areas, renting and investing the difference can produce a better financial outcome. Use a buy vs rent calculator to model your specific situation with realistic assumptions for house price growth and investment returns.

Gross rental yield is annual rent divided by the property purchase price, expressed as a percentage. For example, a property bought for £200,000 generating £12,000 per year in rent has a gross yield of 6%. Net yield subtracts costs like mortgage interest, maintenance, insurance, and void periods. A net yield above 4-5% is generally considered decent for a UK buy-to-let.