UK Commercial Stamp Duty Calculator
Estimate your tax on a commercial or non-residential property purchase. Select the tax system, enter price, and calculate instantly.
How commercial stamp duty works
Commercial stamp duty in the UK is charged using a progressive (slice-based) system. This means you do not pay one rate on the full price. Instead, each portion of the purchase price is taxed at the rate for that band.
For example, if the first band is taxed at 0% and the next band at 2%, only the amount in the second band gets taxed at 2%. This is the same principle used in many income tax systems.
Rates used in this calculator
| Region | Band | Rate |
|---|---|---|
| England & Northern Ireland (SDLT) | Up to £150,000 | 0% |
| England & Northern Ireland (SDLT) | £150,001 to £250,000 | 2% |
| England & Northern Ireland (SDLT) | Above £250,000 | 5% |
| Scotland (LBTT) | Up to £150,000 | 0% |
| Scotland (LBTT) | £150,001 to £250,000 | 1% |
| Scotland (LBTT) | Above £250,000 | 5% |
| Wales (LTT) | Up to £225,000 | 0% |
| Wales (LTT) | £225,001 to £250,000 | 1% |
| Wales (LTT) | £250,001 to £1,000,000 | 6% |
| Wales (LTT) | £1,000,001 to £2,000,000 | 7.5% |
| Wales (LTT) | Above £2,000,000 | 10% |
Commercial property purchase costs: what to budget for
Stamp duty is only one part of your acquisition cost. If you are buying an office, retail unit, warehouse, industrial premises, or mixed-use investment, you should typically include:
- Commercial stamp duty / SDLT, LBTT, or LTT
- Legal fees and disbursements
- Survey and valuation costs
- Lender arrangement and broker fees (if financed)
- Land Registry charges
- VAT (where applicable)
- Immediate repair, compliance, or fit-out costs
Example calculations
Example 1: England purchase at £500,000
Using non-residential SDLT rates:
- 0% on first £150,000 = £0
- 2% on next £100,000 = £2,000
- 5% on remaining £250,000 = £12,500
Total estimated stamp duty: £14,500
Example 2: Scotland purchase at £320,000
- 0% on first £150,000 = £0
- 1% on next £100,000 = £1,000
- 5% on remaining £70,000 = £3,500
Total estimated LBTT: £4,500
Example 3: Wales purchase at £1,250,000
- 0% on first £225,000 = £0
- 1% on next £25,000 = £250
- 6% on next £750,000 = £45,000
- 7.5% on remaining £250,000 = £18,750
Total estimated LTT: £64,000
Common questions
Is commercial stamp duty paid by the buyer or seller?
Usually by the buyer. Your solicitor typically files the return and arranges payment during completion.
Do leasehold commercial properties have different rules?
Yes. Lease transactions can involve additional calculations based on rent and net present value (NPV), which are not included in this quick purchase-price calculator.
Can I claim relief?
Some transactions may qualify for reliefs depending on structure, transfer type, and intended use. Always check with a qualified solicitor or tax adviser before exchange.
Final takeaway
A reliable commercial stamp duty estimate helps you avoid under-budgeting and improves deal analysis. Use this calculator early in your due diligence process, then confirm figures with your legal team before completion.