Property calculators
Free UK property tools for buyers and homeowners. Work out your monthly mortgage repayment, see how much you could save by remortgaging, and calculate your purchase tax: SDLT for England and Northern Ireland, or LBTT if you're buying in Scotland.
Live tools (5 available)
First-time buyer mortgage
Enter your deposit and property price to see your monthly payment, total interest, and how overpaying cuts your term.
CalculateRemortgage
Compare your current deal with a new rate, see your monthly saving and break-even point on switching costs.
CalculateMortgage affordability
See how much you could borrow based on your income and deposit, with monthly repayments at 4×, 4.5× and 5× income.
CalculateMortgage in principle
See what a lender would agree in principle, and whether the income multiple or the stressed affordability check is limiting your offer.
CalculateStamp Duty & LBTT
SDLT for England and NI, LBTT for Scotland, with first-time buyer relief and second home surcharges.
CalculateScotland charges a different purchase tax
Buying a home in Scotland means LBTT (Land and Buildings Transaction Tax, Scotland's replacement for Stamp Duty), collected by Revenue Scotland. England and Northern Ireland use Stamp Duty Land Tax. What decides which one you pay is where the property sits, so buying in Edinburgh while living in Leeds still means LBTT.
The thresholds don't line up. LBTT starts charging at £145,000 and Stamp Duty at £125,000, and the bands above those points diverge again. First-time buyer relief differs more sharply still: LBTT lifts the nil-rate band to £175,000 with no cap on the price you pay, while Stamp Duty relief covers the first £300,000 but vanishes completely above a £500,000 purchase price. Buying a second property adds 8% across the whole price in Scotland against 5% in England.
What a lender will actually offer
Income multiples are the rule of thumb, and most lenders stop somewhere between 4 and 4.5 times income. The multiple is only the ceiling. The affordability assessment underneath it looks at your committed outgoings, so childcare, car finance, credit card balances and student loan repayments each pull the offer down.
A real Agreement in Principle runs both tests and offers whichever comes out lower. Two couples earning the same salary can be quoted figures £60,000 apart because one has a nursery bill and a car on finance. Your deposit then sets the loan-to-value, and crossing below 90%, 85% or 75% usually earns a better rate, which is why a few thousand pounds more deposit sometimes changes the monthly payment out of proportion to its size.
The term matters as much as the rate
Mortgage interest is charged on the balance outstanding, so it falls as you repay. Early payments are mostly interest and later ones mostly capital, which is why overpaying in the first few years removes far more interest than the same overpayment made near the end.
Lengthening the term lowers the monthly payment and raises the total cost, often by a five-figure sum over the life of the loan. Run both before you commit.
Which calculator to use
Start with affordability to see your borrowing range, then the Agreement in Principle calculator to model both lender tests. Once you have a property in mind, the mortgage repayment calculator gives the monthly figure and the stamp duty and LBTT calculator covers the purchase tax. Coming to the end of a fixed rate? Use the remortgage calculator.
Background reading: how much can I borrow, what a mortgage costs per month, LBTT explained, first-time buyer relief, and should I remortgage.
Frequently asked questions
Do I pay Stamp Duty or LBTT?
It depends on where the property is, not where you live. Property in Scotland is charged Land and Buildings Transaction Tax, set by the Scottish Parliament. Property in England or Northern Ireland is charged Stamp Duty Land Tax. Wales has its own Land Transaction Tax. Buying in Glasgow while living in Manchester means you pay LBTT.
How much can I borrow for a mortgage?
Most lenders cap lending at around 4 to 4.5 times your income, though the affordability assessment can land lower once your committed outgoings are counted. Childcare, car finance, credit card balances and student loan repayments all reduce what you are offered. Two households on identical salaries can get very different answers.
What is the difference between an Agreement in Principle and a mortgage offer?
An Agreement in Principle is an indication based on a soft credit check and the figures you have given, and it is not binding. A mortgage offer follows a full application, a hard credit search, document verification and a valuation of the specific property. Estate agents in Scotland often ask to see an AIP before they will accept a note of interest.
Is first-time buyer relief the same in Scotland?
No, and the difference is significant. LBTT first-time buyer relief raises the nil-rate band to £175,000 with no cap on the purchase price. Stamp Duty relief in England is more generous at the bottom, with nothing to pay up to £300,000, but it disappears entirely once the price passes £500,000.
What extra tax do I pay on a second property?
In Scotland the Additional Dwelling Supplement adds 8% of the full purchase price on top of the normal LBTT. In England the equivalent Stamp Duty surcharge is 5%. Both apply to buy-to-let purchases and to second homes, and both are charged on the whole price rather than only the portion above a threshold.
Should I take a longer mortgage term to lower the payment?
A longer term reduces the monthly payment and increases the total interest, often by tens of thousands of pounds. Stretching a £200,000 mortgage from 25 years to 35 lowers the payment noticeably while adding a great deal of interest across the life of the loan. It can be the right call for affordability now, provided you overpay later when you can.