Current residential SDLT, LBTT and LTT screening by jurisdiction and effective date, including current additional-property rates, plus deposit, other acquisition costs and disclosed sourcing fee to compute total cash to complete.
UK property land tax and cash to complete calculator
Current residential SDLT, LBTT and LTT screening by jurisdiction and effective date, including current additional-property rates, plus deposit, other acquisition costs and disclosed sourcing fee to compute total cash to complete.
Inputs
- Purchase price (GBP): Agreed purchase price.
- Rate schedule (enum: higher | standard): Higher rates apply to additional dwellings purchased by individuals or companies. Standard rates approximate a main-residence purchase without first-time-buyer relief.
- Jurisdiction (enum): England/Northern Ireland (SDLT), Scotland (LBTT) or Wales (LTT).
- Effective and contract dates (ISO date): The effective date selects the supported ruleset. A contract date is required for Scottish or Welsh higher-rate transition screening.
- Other acquisition costs (GBP): Legals, broker, survey, lender arrangement fees, etc.
- Sourcing fee (GBP): Disclosed deal sourcing fee shown separately in the investor cash stack.
- Loan-to-value (LTV) (percent): Optional. If supplied, deposit = price × (1 − LTV%).
Outputs
- SDLT, LBTT or LTT (GBP)
- Deposit (GBP)
- Other acquisition costs (GBP)
- Sourcing fee (GBP)
- Total cash to complete (GBP)
Calculation formula and denominator
Cash to complete = deposit + the selected jurisdiction’s transaction tax + legal and finance fees + disclosed sourcing fee + other completion costs.
How to Use This Calculator
- Enter the purchase price.
- Choose the rate schedule: higher rates for additional dwellings, or standard for a single main residence without first-time-buyer relief.
- Enter other acquisition costs (legals, broker, survey, lender fees) and the disclosed sourcing fee where relevant.
- Optionally enter the LTV to derive the deposit (price × (1 − LTV)).
- Read land tax, deposit, other costs, sourcing fee, and total cash to complete. Verify the result with HMRC, Revenue Scotland or the Welsh Revenue Authority.
Worked example
The tool applies current SDLT, LBTT plus ADS, or LTT bands for the confirmed jurisdiction and effective date, then adds the entered cash costs and optional deposit.
Method and sources
Reviewed: 26 August 2026
- Confirm jurisdiction and effective completion date.
- Enter chargeable consideration and property circumstances.
- Reconcile the estimate with your conveyancer before exchange.
Sources
- HMRC SDLT calculator and guidance
- Revenue Scotland residential LBTT guidance
- Welsh Government LTT rates and bands
Assumptions and limitations
- Current rulesets cover England and Northern Ireland SDLT, Scottish residential LBTT plus ADS, and Welsh residential LTT.
- Reliefs, transitional contracts, linked transactions, mixed use, leases and unusual ownership require the relevant official calculator and professional review.
