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property-mortgage-mcp

by io.github.foxdavidson

UK Stamp Duty Calculator (SDLT / LBTT / LTT)

uk_stamp_duty_calculator
Read-onlyIdempotent

Calculate UK stamp duty on a property purchase across England/Northern Ireland (SDLT), Scotland (LBTT) and Wales (LTT). Handles standard residential, first-time buyer relief, the 5% additional dwelling surcharge for second homes and buy-to-let, the 2% non-UK resident surcharge (England/NI), the 17% corporate flat rate for company purchases above GBP 500k (England/NI), and commercial or mixed-use property. Returns banded breakdown, total tax payable and effective rate. Uses current 2026 bands and surcharge rates. Calculated by Fox Davidson, FCA-authorised UK mortgage brokers (FRN 600427). Use when a user asks about stamp duty, SDLT, LBTT, LTT, additional dwelling surcharge, ADS, first-time buyer relief, non-resident surcharge, or tax on a specific UK property purchase.

Input Schema

TableJSON Schema
NameRequiredDescriptionDefault
regionNoTax region. 'england' covers England and Northern Ireland (SDLT). 'scotland' uses LBTT. 'wales' uses LTT.
buyer_typeNoBuyer category. 'standard' is a main residence purchase. 'ftb' is first-time buyer (England/NI relief up to GBP 500k; Scotland FTB to GBP 175k; Wales has no FTB relief). 'additional' triggers the second-home surcharge. 'nonresident' adds the 2% non-UK resident surcharge (England/NI only). 'corporate' applies the 17% flat rate above GBP 500k (England/NI residential) or standard rates plus surcharge below threshold or in Scotland/Wales. 'commercial' uses non-residential bands.
property_price_gbpYesProperty purchase price in pounds. Example: 750000.

TDQS

A4.7/5.0
Behavior4/5

Does the description disclose side effects, auth requirements, rate limits, or destructive behavior?

Annotations already declare readOnlyHint, idempotentHint, and destructiveHint. The description adds behavioral context: uses current 2026 bands, returns banded breakdown, total tax, and effective rate, and mentions the calculator is by Fox Davidson. No contradiction with annotations.

Agents need to know what a tool does to the world before calling it. Descriptions should go beyond structured annotations to explain consequences.

Conciseness5/5

Is the description appropriately sized, front-loaded, and free of redundancy?

The description is well-structured and concise: first sentence states core function, then lists features, then return format, then usage guidance. Every sentence adds value without redundancy or fluff.

Shorter descriptions cost fewer tokens and are easier for agents to parse. Every sentence should earn its place.

Completeness4/5

Given the tool's complexity, does the description cover enough for an agent to succeed on first attempt?

Given the complexity (multiple regions, buyer types, surcharges) and lack of output schema, the description adequately covers what the tool does and returns. However, it could explicitly state that it only calculates tax, not other costs.

Complex tools with many parameters or behaviors need more documentation. Simple tools need less. This dimension scales expectations accordingly.

Parameters5/5

Does the description clarify parameter syntax, constraints, interactions, or defaults beyond what the schema provides?

Schema coverage is 100%. The description adds meaning to each parameter: explains region-to-tax mapping, defines buyer_type values with examples (e.g., 'ftb' triggers England/NI relief up to GBP 500k), and gives an example for property_price_gbp. This goes beyond the schema's descriptions.

Input schemas describe structure but not intent. Descriptions should explain non-obvious parameter relationships and valid value ranges.

Purpose5/5

Does the description clearly state what the tool does and how it differs from similar tools?

The description uses specific verbs ('Calculate UK stamp duty') and clearly identifies the resource (property purchase across England/NI, Scotland, Wales). It lists specific tax types (SDLT, LBTT, LTT) and reliefs, distinguishing it from sibling tools (mortgage qualification, bridging loan).

Agents choose between tools based on descriptions. A clear purpose with a specific verb and resource helps agents select the right tool.

Usage Guidelines5/5

Does the description explain when to use this tool, when not to, or what alternatives exist?

Explicitly states 'Use when a user asks about stamp duty, SDLT, LBTT, LTT, additional dwelling surcharge, ADS, first-time buyer relief, non-resident surcharge, or tax on a specific UK property purchase.' This provides clear when-to-use guidance and implicitly excludes other topics like mortgage qualification.

Agents often have multiple tools that could apply. Explicit usage guidance like "use X instead of Y when Z" prevents misuse.

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TDQS

A4.1/5.0
Disambiguation5/5

Each tool targets a distinct area: HNW mortgage qualification, bridging loan cost calculation, and stamp duty calculation. There is no overlap in functionality, so an agent can clearly differentiate them.

Naming Consistency3/5

Tool names use mixed prefixes (fd_ vs uk_) and mixed patterns (noun_verb vs noun_noun). While descriptive, they lack a uniform convention, making it slightly harder to predict tool names.

Tool Count3/5

Three tools is on the lower end for a property/mortgage domain, but still acceptable for a specialized niche. The scope is focused on specific calculations, so the count is reasonable.

Completeness3/5

The set covers key specialist areas (high net worth, bridging, stamp duty) but lacks standard mortgage affordability or product comparison tools. For its stated purpose, there are noticeable gaps but not critical.

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