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Stamp Duty Calculator: How Much SDLT Will I Pay?
Our stamp duty calculator can help you work out how much stamp duty you might need to pay when buying a home or land in the UK.
Table of Contents
- Stamp Duty Calculator
- Compare Mortgages
- What is stamp duty?
- How much stamp duty will I pay?
- Stamp duty rates in England and Northern Ireland
- How is stamp duty calculated?
- Who pays stamp duty?
- When do you pay stamp duty?
- Do first-time buyers pay stamp duty?
- Stamp duty exemptions
- Do non-UK residents pay stamp duty?
- Do you pay stamp duty on shared ownership properties?
- Do you pay stamp duty on a second home?
- Can I add stamp duty to my mortgage?
- Stamp duty rates in Scotland
- Stamp duty rates in Wales
Our stamp duty calculator can calculate Stamp Duty Land Tax (SDLT) if you’re buying in England or Northern Ireland, Land and Buildings Transaction Tax (LBTT) if you’re buying in Scotland, and Land Transaction Tax (LTT) if you’re buying in Wales. It can also calculate stamp duty if you’re a first-time buyer, because different rates and thresholds may apply.
Stamp Duty Calculator
Use this calculator to work out how much Stamp Duty Land Tax you will have to pay when buying a property.
Based on the information provided:
You will pay in stamp duty and your effective stamp duty rate is .
This information is an estimate and relies on certain assumptions. It is only intended as a general guide. Please ensure that you carefully check quotes with lenders or brokers before acting on this information.
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What is stamp duty?
Stamp duty is a tax that you may have to pay when buying residential property or land in the UK. There are different rates and thresholds for calculating stamp duty, depending on where in the UK you are buying.
The amount of stamp duty you have to pay varies depending on several factors, including the value of the property and whether you’re a first-time buyer.
In England and Northern Ireland stamp duty is officially called Stamp Duty Land Tax. The equivalent tax in Scotland is called Land and Buildings Transaction Tax, while in Wales it is called Land Transaction Tax.
» MORE: What is stamp duty?
How much stamp duty will I pay?
The amount of stamp duty you pay depends on several factors. The value of a property is important because there are different stamp duty thresholds and rates depending on how much it costs.
A property’s location may affect how much stamp duty you pay because Scotland and Wales have their own versions of the tax with different rates.
Whether you’re a first-time buyer or purchasing an additional home will also affect how much property stamp duty tax you pay. If you’re buying for the first time you may qualify for a discount or have nothing to pay at all, while you may pay higher stamp duty rates if you’re buying an additional property.
Stamp duty rates in England and Northern Ireland
The table below shows the current stamp duty rates for buyers in England and Northern Ireland from 23 September 2022.
| Property purchase price | Stamp duty rate |
|---|---|
| Up to £250,000 | 0% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Over £1.5 million | 12% |
Source: Gov.uk
It was announced in the Autumn Statement 2022 that the current nil-rate threshold of £250,000 will fall back to £125,000 from 1 April 2025.
How is stamp duty calculated?
Stamp duty is calculated in a similar way to income tax, using tiers.
This means you may not pay the same level of tax on the entire property price. Instead, you’ll pay tax on each portion of the property price that falls into the different stamp duty tax bands.
Stamp duty calculation example
Here’s a simple example of how to calculate stamp duty, if you’re buying a house for £350,000 in England or Northern Ireland, and you’re not a first-time buyer. The amount of stamp duty payable is calculated as:
- 0% on the first £250,000 = £0
- 5% on the next £100,000 = £5,000
- Total stamp duty = £5,000
Who pays stamp duty?
Stamp duty is paid by whoever is purchasing the property. However, your solicitor, conveyancer or agent will usually file the return to HM Revenue & Customs (HMRC) and pay the stamp duty owed on your behalf. You’ll pay them back through their fees.
In some cases, you may need to file and post a return, and pay the tax yourself, if this isn’t arranged for you.
When do you pay stamp duty?
Stamp duty must be paid within 14 days of the completion of the property purchase. You may face penalty and interest charges if the stamp duty you owe isn’t paid on time.
Do first-time buyers pay stamp duty?
First-time buyers in England and Northern Ireland may be exempt from paying stamp duty.
Currently, first-time buyers don’t pay stamp duty on properties up to £425,000. A rate of 5% is payable on the portion of the property costing £425,001 to £625,000. However, there is no stamp duty relief, and normal stamp duty rates apply, for first homes priced over £625,000.
Following the Autumn Statement 2022, the threshold at which first-time buyers don’t have to pay stamp duty will reduce to £300,000 from 1 April 2025. The maximum value of a property on which first-time buyer stamp duty relief can be claimed will drop to £500,000 at the same time.
» MORE: First-time buyer stamp duty relief
Stamp duty exemptions
You may also be exempt from stamp duty if:
- The property is worth less than £40,000.
- You were left the property in a will.
- You have transferred the property in a divorce or dissolution of a civil partnership.
- You buy using certain alternative agreements, such as Sharia-compliant Islamic mortgages.
A full list of stamp duty exemptions in England and Northern Ireland is available on Gov.uk.
Do non-UK residents pay stamp duty?
Non-UK residents must pay stamp duty on properties purchased in England and Northern Ireland. Stamp duty rates for non-UK residents are two percentage points higher than standard stamp duty rates for UK residents.
Do you pay stamp duty on shared ownership properties?
You may have to pay stamp duty on a shared ownership property. However, if you’re buying for the first time, it’s possible you’ll qualify for first-time buyer relief, and may not have anything to pay at all.
» MORE: What is a shared ownership mortgage?
Do you pay stamp duty on a second home?
Yes, you can expect to pay stamp duty if you buy a home in addition to your main residence. Currently, second-home buyers pay 5% in addition to standard stamp duty tax rates.
If you’re simply moving home and the new property becomes your only residence, then you won’t have to pay the 5% surcharge. The additional charge is payable if you purchase a new home before selling your current property, but you can claim a refund if you sell your previous property within the next 36 months.
Can I add stamp duty to my mortgage?
You can add the cost of stamp duty to your mortgage. However, this will increase the cost of your mortgage repayments and the amount of interest you owe. It may also affect the loan-to-value (LTV) you’re borrowing at. If you’re pushed into a higher LTV, rates may be higher and it may reduce the number of mortgage deals available to you.
» MORE: See the latest mortgage rates
Stamp duty rates in Scotland
In Scotland, buyers pay Land and Buildings Transaction Tax (LBTT) instead of stamp duty when buying a home.
The table below shows LBTT rates for buyers in Scotland as of 1 April 2021.
| Property purchase price | LBTT rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Over £750,000 | 12% |
Source: Revenue Scotland
Buyers purchasing an additional property in Scotland worth over £40,000 must pay an Additional Dwelling Supplement (ADS). Since 16 December 2022, ADS has been charged at 6% of the total purchase price of the property.
The LBTT threshold for first-time buyers in Scotland is £175,000. In Scotland, you usually need to send a tax return if you pay more than £40,000 for a property, even if there is no LBBT to pay. More information about LBTT in Scotland is available on the Revenue Scotland website.
Stamp duty rates in Wales
Buyers in Wales pay Land Transaction Tax (LTT) rather than stamp duty.
Since 10 October 2022, LTT rates in Wales have been:
| Property purchase price | LTT rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1.5 million | 10% |
| Over £1.5 million | 12% |
Information from Gov.Wales
First-time buyers in Wales don’t currently get any LTT relief, but rates may be higher if you’re buying an additional home.
You may not need to file an LTT tax return for some property or land transactions in Wales in certain circumstances. More details about LTT in Wales can be found on the Welsh Government website.
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