Stamp Duty Calculator

Stamp Duty calculator

Use our handy stamp duty calculator to find out how much you will need to pay when purchasing your new property. Just enter your purchase price, tick any conditions that apply to you, and we’ll calculate the rest.

If you’re a first time buyer you are exempt from paying stamp duty on the first £300,000 up to a purchase price of £500,000.

Those purchasing an additional or buy-to-let property are required to pay an additional 3% surcharge on top of each stamp duty band.



How much stamp duty will I need to pay?

The amount of stamp duty you pay depends on your circumstance, and on the price of the property. The same rates apply to properties purchased in England, Wales and Northern Ireland, however Scotland uses different rate bandings for calculating stamp duty.

In 2014, the Chancellor announced major changes to the way stamp duty is calculated. Instead of applying a uniform tax rate to the entire property price, the new tiered system calculates stamp duty based on the total sum of each proportion of the property and its specific stamp duty rate. This means that instead of increasing suddenly when the price of the property crosses the next threshold, the cost of stamp duty rises more progressively in line with the value of the property.

The stamp duty rates for properties in England, Wales and Northern Ireland are:

Purchase
price
of property
Stamp
duty
rate
£0 - £125,000 0%
£125,001 - £250,000 2%
£250,001 - £925,000 5%
£925,001 - £1.5 million 10%
Over £1.5 million 12%

How much stamp duty do I pay if I am a first time buyer?

As announced in the budget on 22nd November 2017, if you’re a first time buyer you will no longer be required to pay Stamp Duty on the first £300,000 on properties valued up to £500,000.

This is a saving of up to £5,000!

For purchases between £300,000 and £500,000 you are required to pay 5% of the proportion above £300,000.


The stamp duty rates for first time buyers in England, Wales & Northern Ireland are:

Purchase
price
of property
Stamp
duty
rate
£0 - £300,000 0%
£300,001 - £500,000 5%

What are the stamp duty rates on second homes and buy-to-let properties?

If you’re buying a second home or purchasing a property specifically to rent it out, then you will need to pay a higher rate of stamp duty.

An additional rate of 3% is applicable to each tier of the regular stamp duty tax bands, however the total stamp duty cost is calculated in the same way.

The stamp duty rates for second homes or buy-to-let properties in England, Wales & Northern Ireland are:

Purchase
price
of property
Std
Rate
Buy-to-let
2nd home
rate
£0 - £125,000 0% 3%
£125,001 - £250,000 2% 5%
£250,001 - £925,000 5% 8%
£925,001 - £1.5 million 10% 13%
Over £1.5 million 12% 15%

How is stamp duty calculated?

There is no tax payable on the first £125,000 of a property. The rate of stamp duty on properties over £125,000 is calculated by applying the specific stamp duty rates to the remaining price of the property. Each price band is subject to a different tax rate percentage, so to work out the total stamp duty payable, you will need to add the proportions from each percentage band.

The example below shows how the total stamp duty is calculated on a property valued at £350,000:

£0 - £125,000 0%
£125,001 - £250,000 2%
£250,001 - £350,000 5%

Stamp Duty Due: £7,500



The stamp duty rates for properties in England, Wales and Northern Ireland are:

Purchase
price
of property
Std
Rate
First
time
buyers
Buy-to-let
/ second
home
£100,000 £0 £0 £3,000
£200,000 £1,500 £0 £7,500
£300,000 £5,000 £0 £14,000
£400,000 £10,000 £5.000 £22,000
£500,000 £15,000 £10,000 £30,000
£750,000 £27,500 £27,500 £50,000

How do I pay my stamp duty?

Stamp duty must be paid within 30 days of completion. Your solicitor or conveyancer will normally pay the stamp duty on your behalf, however you can complete a Stamp Duty Land Tax form and pay HMRC directly if you choose.


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Note:This Stamp Duty calculator should be used for indicative purposes only. Please check with your conveyancer for exact amount relating to your property purchase