Work out how much tax you may need to pay with our stamp duty calculator. It’ll work out how much stamp duty you’ll owe whether you are a first-time buyer, moving home, buying a second home or an overseas resident.
Of course, if you want us to work it all out for you, just request a call back or call us now and one of our consultants will be happy to help you.
The following calculator is for general guidance only and must not be relied upon. It may not be up to date or complete, relates only to certain types of residential property in England or Northern Ireland and does not constitute advice. We can often help you to find suitable independent advisers if required and recommend that you take specific advice from your property lawyers, accountants or other financial advisers on tax issues.
Stamp Duty Land Tax (SDLT), commonly known as stamp duty, is a tax payable when buying a property above a certain price threshold. Please be aware that our stamp duty calculator is specifically designed for properties in England and Northern Ireland only.
Please note, we are not tax advisors and this page does not constitute tax advice. We strongly recommend that you seek tax advice from a relevant professional where required.
As of the mini-budget in September 2022, new SDLT rates are in place until March 2025.
The amount of Stamp Duty you must pay will depend on your individual circumstances and the specific price bracket in which the property purchase falls. The tax is calculated based on different tax bands, which vary depending on factors such as eligibility for relief or exemption, the type of property (residential, non-residential, or mixed-use), and whether you are a UK or Non-UK resident.
What are the Stamp Duty thresholds?
Stamp Duty thresholds are the price bands at which SDLT begins to apply. If you’re buying a property below the threshold, no stamp duty is payable.
The thresholds vary depending on your circumstances:
- £250,000 for residential properties
- £425,000 for first-time buyers buying a residential property worth £625,000 or less
- £150,000 for non-residential land and properties
Reliefs and exemptions
You may be eligible for SDLT relief in certain situations, for example, if you are a first-time buyer. Additional reliefs may apply in other cases, such as multiple dwellings.
Stamp Duty rates for first-time buyers
For first-time buyers, the following rates apply:
Property Purchase Price (£) SDLT Rate (%) £0 to £425,000 0% £425,001 to £625,000 5% First-time buyers cannot claim Stamp Duty relief if purchasing a property price above £625,000.
Stamp Duty rates when replacing a main residence
If you are buying a new home to replace your main residence, the following rates apply:
Property Purchase Price (£) SDLT Rate (%) £0 to £250,000 0% £250,001 to £925,000 5% £925,001 to £1,500,000 10% Above £1,500,000 12%
Stamp Duty rates for buying a second home
Since 2016, a 3% surcharge is applied on top of the regular SDLT rates if you buy a second home and this results in owning more than one property.
Property Purchase Price (£) SDLT Rate (%) £0 to £250,000 3% £250,001 to £925,000 8% £925,001 to £1,500,000 13% Above £1,500,000 15%
Replacing your main residence
If you are buying another home and this will replace your main residence which has sold, you will not have to pay the extra 3% surcharge.
If you are unable to sell your previous main residence by the time you complete, you will have to pay SDLT at the higher rate. You are able to claim a refund if you sell the previous main residence within 36 months of completing on the new house.
Stamp Duty for non-UK residents
You are considered a non-UK resident if you spend more than 183 days during a 12 month period outside of the UK. Non-UK residents pay an additional 2% surcharge when purchasing a property in England or Northern England. Some situations may exempt this surcharge; for more information, consult one of our expert consultants.
When is Stamp Duty paid?
Stamp Duty is payable within 14 days of completing on a property purchase. To ensure you meet this deadline and avoid fines, your solicitor or legal advisor will guide you on your stamp duty payment before the purchase and handle the transaction after completion.
We always find example calculations can help to understand these rates better. See our example calculations for first-time buyers, those replacing a main residence, and those buying a second property.
First-time buyer
Example: Purchasing at £300,000
0% on the first £425,000 = £0
Total Stamp Duty due = £0
Example: Purchasing at £600,000
0% on the first £425,000 = £0
5% of the remaining £175,000 = £8,750
Total Stamp Duty due = £8,750
Example: Purchasing at £700,000
First-time buyer Stamp Duty relief does not apply
0% on the first £250,000 = £0
5% of the purchase price between £250,001 and £925,000 = £22,500
Total Stamp Duty due = £22,500
Buying a second property: replacing main residence
Example: Purchasing at £1,200,000
0% on the first £250,000 = £0
5% of the purchase price between £250,001 and £925,000 = £33,750
10% of the purchase price between £925,001 and £1,500,000 = £27,500
Total Stamp Duty due = £61,250
Buying a second property: Not replacing main residence
Example: Purchasing at £700,000
3% on the first £250,000 = £7,500
8% of the purchase price between £250,001 and £925,000 = £36,000
Total Stamp Duty due = £43,500
