Stamp Duty Calculator – 2019 Update

Find out how much stamp duty you will need to pay on your property and when you will need to pay it with our stamp duty calculator. Includes new 2019 rules.

Stamp duty calculator

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What is stamp duty?

Stamp Duty Land Tax (SDLT), is a tax on property and land transactions. Unless you are a first-time buyer meeting certain criteria, you will be required to pay it if you buy a residential property worth over £125,000 in England or Northern Ireland. 

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

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How is stamp duty calculated?

You pay stamp duty in increasing percentages on amounts over £125,000. The current rates are as follows:

Stamp duty bracket Standard rate
 Up to £125,000  0%
 £125,001 - £250,000  2%
 £250,001 - £925,000  5%
 £925,001 - £1.5m  10%
 over £1.5m  12%

As an example, if you were to buy a property worth £300,000 you would pay £3,750 stamp duty:

  • 0% on the first £125,000 (£0)
  • 2% on the next £125,000 (£2,500)
  • 5% on the last £25,000 (£1,250)

You can use our Stamp Duty Land Tax calculator to see how much you will need to pay.

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How much stamp duty do I pay on a buy-to-let property?

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Stamp duty for first-time buyers

As of November 2017, if you or anyone you are buying a property with are first-time buyers, you will be subject to certain stamp duty discounts, as follows:. 

Stamp duty bracket First time buyer rate
 Up to £300,000 3%
 £300,001 - £500,000 5%
 over £500,001 8%

Read more:

Can I get stamp duty relief as a first time buyer?

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Stamp duty on second homes

If you are buying a second home (or any additional properties) worth more than £40,000 you will have to pay a 3% stamp duty surcharge as follows: 

Stamp duty bracket Buy-to-let/second home rate (1st April 2016)
 Up to £125,000 3%
 £125,001 - £250,000 5%
 £250,001 - £925,000 8%%
 £925,001 - £1.5m 13%
over £1.5m 15%

The rates apply to any second home including buy to let and holiday homes. If you already own a home abroad and subsequently purchase a second hoe in England, you will still have to pay then 3% surcharge.

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When do you pay stamp duty?

Once you have completed on your purchase, you have 30 days in which to pay any stamp duty you owe. In order to do this, a Stamp Duty Land Tax return must be submitted (your solicitor will usually do this for you and organise payment.

The amount of stamp duty will be charged as a disbursement and factored into the completion costs on completion.

Even if you have paid less than £125,00 for your house and do not owe anything, this form must still be submitted in most cases. If you fail to pay what you owe, you could face a penalty and incur interest charges.

New rules coming into force on 1 March 2019

As confirmed in the 2017 Spring Budget, the time allowed for the filing of a return and the payment of the tax due will be reduced from 30 days to 14 calendar days.

The new rules will be effective from 1 March 2019.

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Which properties are exempt from stamp duty charges?

Here are some scenarios in which you would not only be exempt from stamp duty, but also not required to 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 the whether you owe stamp duty or not, check with your conveyancing solicitor.

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Other points to consider…

  • If you are purchasing a new build property, some developers may offer to pay your stamp duty for you to incentivise you to buy from them.
  • Non-residential properties and land have different rates of stamp duty (See Gov.uk).
  • If you buy a property to move in to before your first home has sold, you will pay more stamp duty on the two properties but could get a refund if you sell the first within 36 months.
Gaynor Haliday, Legal researcher

About the author

Gaynor Haliday is an experienced legal researcher and published author. She has had numerous articles published in the press and is a legal industry commentator.

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