Stamp Duty Calculator

Find out how much Stamp Duty Land Tax (SDLT) you will have to pay on your home, with our 2023 Stamp Duty Calculator.

Stamp Duty Calculator

Select England or Wales England Wales Select buyer type Buying my next home First-time buyer Buying an additional property Buying a home (non-UK resident) Buying an additional property (non-UK resident)

See also:

Calculate Stamp Duty Land Tax on a Transfer of Equity

Calculate Land Transaction Tax on a residential property in Wales

What is Stamp Duty Land Tax (SDLT)?

Stamp Duty Land Tax (SDLT) is a tax payable to HMRC on property and land purchases. Unless you are a first-time buyer meeting certain criteria, you will be required to pay it if you buy a residential property in England or Northern Ireland for more than the prevailing threshold.

In Scotland, you pay Land and Buildings Transaction Tax, and in Wales Land Transaction Tax.

How is Stamp Duty calculated?

Stamp Duty is calculated in increasing percentage brackets on the purchase price of the property:

See examples:

Example 1

If you purchase a residential property for £600,000 you would pay £17,500 SDLT, calculated as follows:

• 0% on the first £250,000 (£0)
• 5% on the next £350,000 (£17,500)

Example 2

If you purchase a residential property for £1.2m you would pay £61,250 SDLT, calculated as follows:

• 0% on the first £250,000 (£0)
• 5% on the next £675,000 (£33,750)
• 10% on the next £275,000 (£27,500)

Read more:

How much Stamp Duty do I pay on a buy-to-let property?

Stamp Duty relief for first-time buyers

As a first-time buyer, you will be able to claim SDLT Relief (pay no Stamp Duty), as long as the purchase price does not exceed £425,000, as follows:

See examples

Example 1:

If you purchase your first property for £400,000, you would pay £0 Stamp Duty, calculated as follows:

• 0% on the first £400,000 (£0)

Example 2:

If you purchase your first property for £500,000, you would pay £2,500 Stamp Duty, calculated as follows:

• 0% on the first £300,000 (£0)
• 5% on the next £50,000 (£2,500)

Example 3:

If you purchase you first property for £650,000*, you would pay £20,000 Stamp Duty, calculated as follows:

• 0% on the first £250,000 (£0)
• 5% on the next £400,000 (£20,000)

*As the purchase price exceeds the First Time Buyer relief threshold of £625,000, the standard SDLT rates will apply.

Read more:

Stamp Duty relief for first-time buyers

Stamp Duty on additional properties or second homes

If you buy a second home (or any additional properties) you will have to pay a 3% surcharge in addition to the standard SDLT rate.

Stamp Duty rates on additional properties are as follows:

The rates apply to any second home, including buy to let and holiday homes.

If you already own a property abroad and subsequently purchase a second property in England, you will still have to pay the 3% surcharge.

See examples

Example 1:

If you purchase a second home for £600,000 you would pay £35,500 SDLT, calculated as follows:

• 3% on the first £250,000 (£7,500)
• 8% on the next £350,000 (£28,000)

Example 2

If you purchase a residential property for £1.2m you would pay £97,250 SDLT, calculated as follows:

• 3% on the first £250,000 (£7,500)
• 8% on the next £675,000 (£54,000)
• 13% on the next £275,000 (£35,750)

Stamp Duty - Non-UK residents

Overseas buyers pay an additional 2% SDLT surcharge when buying a residential property in England and Northern Ireland.

The surcharge is payable, regardless of whether company or individual) subject to a few exceptions for specific collective investment vehicles such as REITs.

The 2% surcharge is payable in addition to the 3% additional home surcharge.

See examples

Example 1:

If you purchase a single property (i.e. you do not already own a property) for £600,000 as a non-UK resident buyer, you would pay £29,500 Stamp Duty, calculated as follows:

• 2% on the first £250,000 (£5,000)
• 7% on the next £350,000 (£24,500)

Example 2:

If you purchase an additional property* (i.e. you already own a property) for £600,000 as a non-UK resident buyer, you would pay £42,500 Stamp Duty, calculated as follows:

• 5% on the first £250,000 (£12,500)
• 10% on the next £350,000 (£35,000)

*As an overseas buyer of an additional property, you would be subject to both the additional property surcharge of 3% and the overseas buyer surcharge of 2%.

When do I have to pay Stamp Duty?

Once you have completed your purchase, you have 30 days in which to pay any Stamp Duty you owe. If the purchase price was over £40,000, a SDLT Return must be submitted to HMRC, even if no Stamp Duty is payable. Your solicitor will usually complete the SDLT Return for you as well as organising the payment.

The amount of SDLT will be charged as a disbursement and factored into the completion costs on completion of your purchase.

If you fail to pay what you owe, you could face a penalty and incur interest charges.

Are any properties exempt from Stamp Duty?

There are a few scenarios where you don't have to pay Stamp Duty or submit an SDLT return to HMRC:

• Property is transferred to you but no payment changed hands
• A property has been left to you in a will
• A property has been transferred as the result of divorce, or the breakup of a civil partnership
• The property you’re buying is worth less than £40,000.

If you are unsure as to whether you owe Stamp Duty or not, check with your conveyancing solicitor.

Other points to consider…

• If you are purchasing a new build property, some developers may offer to pay your Stamp Duty for you as an incentive.
• Non-residential properties and land attract different rates of Stamp Duty (See Gov.uk).
• If you buy a property to move into before your first home has sold, you will pay more Stamp Duty on the two properties but you can get a refund if you sell the first property within 36 months.

How we can help you

If you are buying, selling, remortgaging or transferring equity in a property, our solicitor panel can help make the process as straightforward and stress-free as possible.

• No Move, No Fee Guarantee
• Fixed fee conveyancing service
• CQS-accredited panel solicitors

Author:
Chris Salmon, Director

About the author

Chris Salmon is a co-founder and Director of Quittance Legal Services. Chris has played key roles in the shaping and scaling of a number of legal services brands and is a regular commentator in the legal press.