Stamp Duty Calculator

Home Mortgages Stamp duty calculator

Stamp Duty Land Tax is a tax paid to the Government when land or property is bought or transferred in the UK. In Scotland, the equivalent is called Land and Buildings Transaction Tax and in Wales, Land Transaction Tax. Stamp duty is not due on caravans, mobile homes or houseboats.

Buyer type

I am purchasing an additional property I am moving home I am a first-time buyer

Purchase price

The stamp duty to pay:

Note

This calculator is intended to give an indication only and applies to England and Northern Ireland only. First-time buyers who are purchasing a buy-to-let property still pay stamp duty at the additional property rate and not the first-time buyer rate. Updated as at 06 November, 2024.

Stamp duty explained

How much stamp duty do I have to pay?

How much stamp duty you pay is dependent on several factors, including:

The purchase price of the property
Whether you are a first-time buyer
Whether you own a single property or multiple properties

Stamp duty bands for England and Northern Ireland:

Not a first-time buyer, the property is not a second home and not a buy-to-let

Min property purchase price	Max property purchase price	Stamp duty rate (applies only to the part of the property price falling within that band)
£0	£250,000	0%
£250,001	£925,000	5%
£925,001	£1,500,000	10%
£1,500,000+	-	12%

Not a first-time buyer, but property IS a second home and/or IS a buy-to-let

Min property purchase price	Max property purchase price	Stamp duty rate (applies only to the part of the property price falling within that band)
£0	£250,000	5%
£250,001	£925,000	10%
£925,001	£1,500,000	15%
£1,500,000+	-	17%

Applies to purchases of £40,000 or over.

First-time buyer stamp duty rates for purchases up to £625,000 (and shared ownership mortgages)

Min property purchase price	Max property purchase price	Stamp duty rate (applies only to the part of the property price falling within that band)
£0	£425,000	0%
£425,001	£625,000	5%
£625,001+	-	N/A – Stamp duty is calculated as if you weren’t a first-time buyer as per the tables above

Changes to stamp duty in 2025

The current nil-rate thresholds on stamp duty for buyers in England and Northern Ireland will remain in place until 31 March 2025, after which they’re set to be lowered.

For first-time buyers, this will mean only properties priced below £300,000 are exempt from stamp duty (as opposed to £425,000), while those purchasing a property in excess of £500,000 will no longer be eligible for relief and must pay stamp duty at the normal rate.

As for other buyers, the nil-rate threshold will drop from £250,000 to £125,000.

Scotland – Land and Buildings Transaction Tax (LBTT) – First Time Buyer:

Min property purchase price	Max property purchase price	LBTT rate (applies only to the part of the property price falling within that band)
£0	£175,000	0%
£175,001	£250,000	2%
£250,001	£325,000	5%
£325,001	£750,000	10%
£750,001+	-	12%

Scotland – Land and Buildings Transaction Tax (LBTT) – Home Mover:

Min property purchase price	Max property purchase price	LBTT rate (applies only to the part of the property price falling within that band)
£0	£145,000	0%
£145,001	£250,000	2%
£250,001	£325,000	5%
£325,001	£750,000	10%
£750,001+	-	12%

Scotland – Land and Buildings Transaction Tax (LBTT) – Additional Dwelling Supplement:

If you buy any additional properties (valued at £40,000 or above), you will need to pay an Additional Dwelling Supplement (ADS) as well as the Land and Buildings Transaction Tax. The ADS is a surcharge of 6% of your total property purchase price.

Wales – Land Transaction Tax (LTT) for residential transactions:

Note that there is no first-time buyer relief in Wales.

Min property purchase price	Max property purchase price	LTT rate (applies only to the part of the property price falling within that band)
£0	£225,000	0%
£225,001	£400,000	6%
£400,001	£750,000	7.5%
£750,001	£1,500,000	10%
£1,500,001+	-	12%

Wales – Land Transaction Tax (LTT) for second homes or buy-to-let transactions:

Min property purchase price	Max property purchase price	LTT duty rate (applies only to the part of the property price falling within that band)
£0	£180,000	4%
£180,001	£250,000	7.5%
£250,001	£400,000	9%
£400,001	£750,000	11.5%
£750,001	£1,500,000	14%
£1,500,001+	-	16%

At what price does stamp duty start?

Stamp duty must be paid on residential properties and land bought with a value in excess of £250,000. First-time buyers have a discount that means they do not pay any stamp duty on properties up to £425,000. First-time buyers that purchase a property between £425,001 and £625,000 must pay 5% on the excess over £425,000.

For additional homes or BTL properties in excess of the threshold the buyer will have to pay an additional 5% stamp duty compared to the standard rate.

Some examples of how to calculate stamp duty

These examples are for stamp duty rates.

You purchase a property at £350,000.

You are allowed £250,000 with no stamp duty tax to pay.

You then calculate 5% of £100,000

Stamp duty to pay is £5,000

You purchase a house at £500,000.

You are allowed £250,000 with no stamp duty tax to pay.

You then calculate 5% of £250,000 .

The amount of stamp duty to pay is £12,500.

What is the difference between stamp duty and stamp duty land tax?

Stamp duty land tax (SDLT) is the full name for stamp duty in England and Northern Ireland and indicates that this tax is payable on the purchase of property and land in those countries.

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Stamp duty FAQs

Is stamp duty rounded up or down?

When calculating stamp duty, this is rounded down to the nearest full pound.

How quickly do you have to pay stamp duty?

Stamp duty needs to be paid within 14 days of the effective transaction date. Often this is the completion date, but it may also be the earliest date the new owner can take possession of the property or where a substantial completion (at least 90% of the money owed is paid for the property) is made.

Can stamp duty be added to a mortgage?

A mortgage is the money lent to you by a mortgage lender to purchase the land or property. Stamp duty is a tax payable to HMRC. You can choose to add the cost of your stamp duty to your mortgage; however, this is at the lender’s discretion and it will incur interest costs over the life of the mortgage.

Are there reasons not to pay stamp duty?

All land and property under £250,000 (£40,000 for a second home or buy-to-let property) is exempt from stamp duty, however with average house prices well in excess of this figure, most house buyers will not find this possible. Scenarios where stamp duty does not apply include if a property is being transferred due to divorce or separation or as part of your will.

When might you have to pay a higher rate of stamp duty?

If you purchase a new property and then have a delay in selling your existing home, you will be classed as a second-home owner and will need to pay the higher rate of stamp duty of an additional 5% on each stamp duty band. If you sell or transfer your previous home within three years, then you may be able to claim a refund of the higher rate stamp duty.

Can stamp duty be refunded?

You can get a refund of stamp duty at the higher rate if you sell or transfer your former main residence within three years of purchasing your new home. You will need to claim the refund within 12 months of selling your former main home or within 12 months of filing your stamp duty tax return, whichever date is latest applies.

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Stamp duty calculator