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.
How much stamp duty you pay is dependent on several factors, including:
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 |
£125,000 |
0% |
£125,001 |
£250,000 |
2% |
£250,001 |
£925,000 |
5% |
£925,001 |
£1,500,000 |
10% |
£1,500,000+ |
- |
12% |
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 |
£40,000 |
0% |
£40,001 |
£125,000 |
3%* |
£125,001 |
£250,000 |
5% |
£250,001 |
£925,000 |
8% |
£925,001 |
£1,500,000 |
13% |
£1,500,000+ |
- |
15% |
* - Rate applies from £1
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 |
£300,000 |
0% |
£300,001 |
£500,000 |
5% |
£500,001+ |
- |
N/A – Stamp duty is calculated as if you weren’t a first-time buyer as per the tables above |
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% |
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% |
Min property purchase price |
Max property purchase price |
LBTT rate (applies only to the part of the property price falling within that band) |
£0 |
£40,000 |
0% |
£40,001 |
£145,000 |
4% (paid from £1) |
£145,001 |
£250,000 |
6% |
£250,001 |
£325,000 |
9% |
£750,001+ |
- |
16% |
Min property purchase price |
Max property purchase price |
LTT rate (applies only to the part of the property price falling within that band) |
£0 |
£180,000 |
0% |
£180,001 |
£250,000 |
3.5% |
£250,001 |
£400,000 |
5% |
£400,001 |
£750,000 |
7.5% |
£750,001 |
£1,500,000 |
10% |
£1,500,000+ |
- |
12% |
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 |
£250,000 |
1% |
£250,000 |
£1,000,000 |
5% |
£1,000,001+ |
- |
6% |
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 |
|
14% | |
£1,500,001+ |
- |
16% |
Stamp duty must be paid on residential properties and land bought with a value in excess of £125,000. First-time buyers have a discount that means they do not pay any stamp duty on properties up to £300,000. First-time buyers that purchase a property between £300,001 and £500,000 must pay 5% on the excess over £300,000.
For additional homes or BTL properties in excess of the threshold the buyer will have to pay an additional 3% stamp duty compared to the standard rate.
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These examples are for stamp duty rates.
You purchase a property at £250,000.
You are allowed £125,000 with no stamp duty tax to pay.
You then calculate 2% of £125,000
Stamp duty to pay is £2,500
You purchase a house at £300,000.
You are allowed £125,000 with no stamp duty tax to pay.
You then calculate 2% of £125,000 . This is £2,500.
You then need to calculate 5% of £50,000. This is £2,500.
Finally total the two values from the stamp duty bands: 2,500 + £2,500 = £5,000
The amount of stamp duty to pay is £5,000.
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.
When calculating stamp duty, this is rounded down to the nearest full pound.
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 passion of the property or where a substantial completion (at least 90% of the money owed is paid for the property).
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.
All land and property under £125,000 (£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.
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 3% 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.
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 three 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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