Stamp Duty Calculator UK

Calculate how much stamp duty you’ll pay when buying a property in England or Northern Ireland

Property Price (£)

Property Type

Are you a first-time buyer?

Yes

Is this an additional property?

Yes

Completion Date

Your Stamp Duty Results

Property Price: £0

Stamp Duty to Pay: £0

Effective Rate: 0%

Complete Guide to Stamp Duty in the UK (2024)

Stamp Duty Land Tax (SDLT) is a tax you may need to pay when you buy a property or land in England and Northern Ireland. The amount you pay depends on several factors including the property price, whether it’s your first home, and whether you’re buying an additional property.

What is Stamp Duty?

Stamp Duty Land Tax is a progressive tax applied to property purchases above certain thresholds. The tax is tiered, meaning you only pay the higher rates on the portion of the property price that falls within each band – similar to how income tax works.

Current Stamp Duty Rates (2024/25)

The current stamp duty rates for residential properties in England and Northern Ireland are as follows:

Property Value	Standard Rate	First-Time Buyers	Additional Property
Up to £250,000	0%	0% (up to £425,000)	3%
£250,001 to £925,000	5%	5% (£425,001 to £625,000)	8%
£925,001 to £1.5m	10%	N/A	13%
Over £1.5m	12%	N/A	15%

Who Pays Stamp Duty?

You must pay Stamp Duty Land Tax if you buy a property or land over a certain price in:

England
Northern Ireland

Different rules apply in Scotland (Land and Buildings Transaction Tax) and Wales (Land Transaction Tax).

When Do You Pay Stamp Duty?

You must send an SDLT return to HMRC and pay the tax within 14 days of completion. Your solicitor or conveyancer usually handles this as part of the purchase process.

First-Time Buyer Relief

First-time buyers purchasing properties worth up to £625,000 benefit from special relief:

No SDLT on the first £425,000
5% SDLT on the portion from £425,001 to £625,000

To qualify as a first-time buyer, you must:

Be purchasing your only or main residence
Never have owned a property or land anywhere in the world before
Not be buying through a company

Higher Rates for Additional Properties

If you’re buying an additional residential property (such as a second home or buy-to-let), you’ll usually have to pay an extra 3% on top of the standard rates. This applies to properties over £40,000.

There are some exceptions where you might get a refund if you sell your previous main home within 3 years.

Non-Residential and Mixed-Use Properties

Different rates apply for non-residential and mixed-use properties:

Property Value	Rate
Up to £150,000	0%
£150,001 to £250,000	2%
Over £250,000	5%

How to Calculate Stamp Duty

Our calculator above handles all the complex calculations for you, but here’s how it works:

Determine which rate bands your property falls into
Calculate the tax for each band
Add up the tax from all bands
Apply any reliefs you’re eligible for
Add the 3% surcharge if it’s an additional property

When You Don’t Pay Stamp Duty

You don’t pay SDLT if:

The property price is below the threshold (£250,000 for standard, £425,000 for first-time buyers)
You’re transferring property in divorce or separation
You inherit a property
The property is left to you in a will
You buy a freehold property for less than £40,000

Recent Changes to Stamp Duty

The stamp duty thresholds were temporarily increased in 2020-2021 as part of COVID-19 economic measures. The current thresholds returned to normal levels on 1 October 2021, with the permanent first-time buyer relief introduced in the 2022 Autumn Statement.

How to Reduce Your Stamp Duty Bill

There are several legitimate ways to potentially reduce your stamp duty:

First-time buyer relief: Take advantage if you’re eligible
Negotiate the price: Even reducing by £1 could drop you into a lower band
Consider fixtures and fittings: Some items can be excluded from the property price
Shared ownership: You only pay SDLT on the share you’re buying
Multiple dwellings relief: If buying more than one property in a single transaction

Common Stamp Duty Mistakes to Avoid

Avoid these costly errors:

Missing the 14-day filing deadline (penalties apply)
Forgetting about the 3% surcharge for additional properties
Not claiming first-time buyer relief when eligible
Incorrectly calculating the taxable amount
Assuming your solicitor will automatically apply all reliefs

Stamp Duty in Scotland and Wales

Different systems operate in other UK nations:

Scotland: Land and Buildings Transaction Tax (LBTT) with different bands and rates.

Wales: Land Transaction Tax (LTT) with its own rate structure.

Commercial Property Stamp Duty

For commercial properties and land, the rates are:

0% on the first £150,000
2% on the next £100,000 (the portion from £150,001 to £250,000)
5% on the remaining amount (above £250,000)

Leasehold Properties and Stamp Duty

For leasehold properties, SDLT may be payable on both the:

Purchase price (premium)
Annual rent (if over certain thresholds)

The rules are complex, so professional advice is recommended for leasehold purchases.

Stamp Duty on Transfers and Gifts

Even if no money changes hands, SDLT may still be payable if:

Property is transferred as a gift but has an outstanding mortgage
Property is transferred in exchange for other assets
The transfer is part of divorce proceedings (though some reliefs may apply)

Paying Your Stamp Duty

Your solicitor or conveyancer will usually handle the SDLT payment as part of the purchase process. They will:

Complete the SDLT return on your behalf
Calculate the amount due
Submit the payment to HMRC
Provide you with confirmation

You can also file and pay online yourself through the GOV.UK SDLT service.

Stamp Duty Refunds

In some cases, you may be able to claim a refund:

If you sell your previous main home within 3 years of buying a new one (for the 3% surcharge)
If you overpaid due to an error in calculation
If the transaction falls through after payment

Refund claims must be made within 12 months of the filing date or 12 months from the sale of your previous home (for the surcharge refund).

Future of Stamp Duty

The stamp duty system is frequently reviewed. Recent discussions have included:

Potential reforms to the surcharge for additional properties
Adjustments to first-time buyer thresholds
Possible regional variations in rates
Environmental considerations (e.g., lower rates for energy-efficient homes)

Always check the latest rates on the official GOV.UK page before making property decisions.

Expert Tips for Property Buyers

From property experts and tax advisors:

“Always get a professional to double-check your SDLT calculation – errors can be costly” – Chartered Institute of Taxation
“Consider the timing of your purchase – completing at month-end can sometimes help with cash flow for the tax payment” – Property Solicitor
“Keep all documentation related to your purchase for at least 6 years in case of HMRC queries” – Tax Accountant
“If you’re close to a threshold, negotiating even £1 off the price could save thousands” – Estate Agent

Frequently Asked Questions

Do I pay stamp duty on a shared ownership property?

You can choose to either:

Pay SDLT on the full market value when you buy your initial share, or
Pay SDLT only on your initial share, then pay more if you buy further shares later (if the total exceeds the threshold)

Does stamp duty apply to buy-to-let properties?

Yes, and you’ll pay the additional 3% surcharge on top of the standard rates since it’s not your main residence.

Can I add stamp duty to my mortgage?

Some lenders may allow this, but it means you’ll pay interest on the tax over the mortgage term. It’s usually better to pay it upfront if possible.

What happens if I don’t pay stamp duty on time?

HMRC may charge penalties and interest. Penalties start at £100 for returns filed up to 3 months late, increasing to at least £200 after 3 months.

Is stamp duty different for new build properties?

No, the same rates apply, though some developers offer incentives to cover stamp duty costs as part of purchase packages.

Case Study: Stamp Duty Calculation Example

Let’s look at a practical example for a £500,000 property purchase:

Scenario 1: Standard buyer (not first-time, not additional property)

0% on first £250,000 = £0
5% on next £250,000 (£250,001 to £500,000) = £12,500
Total SDLT = £12,500

Scenario 2: First-time buyer

0% on first £425,000 = £0
5% on next £75,000 (£425,001 to £500,000) = £3,750
Total SDLT = £3,750

Scenario 3: Additional property (second home)

3% on first £250,000 = £7,500
8% on next £250,000 = £20,000
Total SDLT = £27,500

This demonstrates how the same property can have vastly different stamp duty costs depending on your circumstances.

Alternative Property Purchase Schemes

If stamp duty is a concern, consider these alternatives:

Shared Ownership: Buy a share (25-75%) and pay rent on the rest. SDLT is only payable on the share you buy.
Help to Buy: Government equity loan schemes can reduce the amount you need to borrow and potentially the property price.
Rent to Buy: Rent at a discounted rate while saving for a deposit to buy the property later.
Joint Purchase: Buying with others can reduce individual stamp duty liability.

Stamp Duty and Property Investment

For property investors, stamp duty is a significant consideration:

The 3% surcharge applies to all additional residential properties
Commercial property investments have different (often lower) rates
Some investment structures (like limited companies) may offer tax advantages but have different SDLT rules
Capital gains tax may also apply when selling investment properties

Always consult with a property tax specialist when making investment decisions.

International Buyers and Stamp Duty

Since 1 April 2021, non-UK residents buying residential property in England and Northern Ireland must pay an additional 2% surcharge on top of the standard rates and any other surcharges.

This means non-residents buying an additional property would pay:

Standard rates + 3% (additional property) + 2% (non-resident) = 5% surcharge total

There are some exemptions, including for Crown employees and certain visa holders.

Stamp Duty and Divorce

Special rules apply when transferring property as part of divorce or separation:

No SDLT is payable if you transfer a share of your home to your ex-partner
If you take on additional mortgage debt as part of the transfer, this might affect the calculation
Different rules apply if you’re buying out your ex’s share and taking on a new mortgage

Always seek legal advice for property transfers during divorce.

Stamp Duty on Inherited Properties

You don’t pay SDLT when you inherit a property, but you may need to pay:

Inheritance Tax (if the estate is over £325,000)
Capital Gains Tax when you later sell the property
Stamp Duty if you take out a mortgage on the inherited property

Stamp Duty and Lease Extensions

Extending your lease can sometimes trigger SDLT if:

The premium paid exceeds the SDLT threshold
The annual rent increases

The calculation can be complex, involving both the premium and the “net present value” of future rent increases.

Stamp Duty on Property Swaps

If you’re swapping properties (exchanging one property for another), SDLT is calculated on:

The market value of the property you’re receiving, or
The market value of the property you’re giving up (whichever is higher)

If you’re adding cash (“topping up”), this is also subject to SDLT.

Stamp Duty and Property Auctions

Buying at auction doesn’t change the SDLT rules, but:

You’ll need to pay the SDLT within 14 days of the auction (not completion)
The hammer price plus any buyer’s premium is subject to SDLT
You may need to pay a deposit on the day (typically 10%)

Stamp Duty and New Build Properties

The same SDLT rules apply to new builds, but:

Some developers offer to pay your stamp duty as an incentive
Help to Buy schemes can reduce the amount subject to SDLT
You may need to pay SDLT on any premium for optional extras

Stamp Duty and Property Development

For property developers:

SDLT applies when purchasing development sites
The rate depends on whether the site includes residential property
Multiple Dwellings Relief may apply when buying multiple properties in one transaction
Different rules apply for commercial development sites

Stamp Duty and Agricultural Land

For agricultural land and farms:

Residential rates apply to farmhouses
Non-residential rates apply to bare land and agricultural buildings
Mixed-use rates apply when buying both together
Some reliefs may apply for working farms

Stamp Duty and Listed Buildings

Listed buildings are subject to the same SDLT rules, but:

VAT may also apply to certain renovations (usually at 20% but sometimes reduced to 5%)
Grants may be available for repairs that could offset some costs
The property value (and thus SDLT) may be higher due to its listed status

Stamp Duty and Property Abroad

UK SDLT only applies to properties in England and Northern Ireland. However:

If you own property abroad, you may still qualify as a first-time buyer in the UK
Different countries have their own property purchase taxes
Ownership of foreign property may affect your eligibility for certain UK property schemes

Stamp Duty and Trusts

Special rules apply when buying property through a trust:

The 3% surcharge usually applies as it’s not an individual’s main residence
Different rates may apply depending on the type of trust
Trustees are responsible for filing the SDLT return

Stamp Duty and Company Purchases

When a company buys residential property:

The 3% surcharge always applies (as it’s not an individual’s main residence)
Different rules apply for commercial property purchases
The company must file the SDLT return
Additional taxes like Annual Tax on Enveloped Dwellings (ATED) may apply

Stamp Duty and Right to Buy

For council tenants buying their home under Right to Buy:

Special discounts apply (up to £87,200 or £116,200 in London)
SDLT is only payable on the price after discount
Many Right to Buy purchases fall below the SDLT threshold

Stamp Duty and Shared Equity Schemes

For shared equity schemes (like Help to Buy):

You can choose to pay SDLT on the full market value upfront
Or pay SDLT only on your initial share, then pay more if you “staircase” later
The choice depends on whether you expect to buy more shares later

Stamp Duty and Property Leasing

For long leasehold properties (over 7 years):

SDLT may be payable on both the premium and the rent
The rent is treated as the “net present value” of all payments over the lease term
Different rules apply for short leases (7 years or less)

Stamp Duty and Property Swaps with Cash Adjustments

When swapping properties with cash adjustments:

SDLT is payable on the higher of the market value or the consideration given
If you receive cash, this is added to the value for SDLT purposes
If you pay cash, this may reduce the taxable amount

Stamp Duty and Property with Annexes

Properties with annexes can be complex:

If the annexe is suitable for separate living, it may be treated as multiple dwellings
Multiple Dwellings Relief could reduce the SDLT
The valuation must consider whether the annexe can be sold separately

Stamp Duty and Property with Business Use

For properties with mixed residential and business use:

Mixed-use rates apply (usually lower than residential rates)
The residential portion is valued separately
Different rules apply if the business use is incidental (like a home office)

Stamp Duty and Property Purchased at Undervalue

If you buy a property for less than its market value:

SDLT is usually payable on the market value, not the purchase price
This often applies to gifts or sales between family members
HMRC can challenge valuations they consider too low

Stamp Duty and Property Purchased with Sitting Tenants

Buying a property with sitting tenants:

The same SDLT rules apply based on the purchase price
You may need to consider the tenant’s rights and how this affects value
Different rules apply if you’re buying the tenant’s lease

Stamp Duty and Property Purchased Through Auction

Auction purchases have specific SDLT considerations:

SDLT is due within 14 days of the auction, not completion
The hammer price plus buyer’s premium is subject to SDLT
You may need to pay a 10% deposit on the day
Completion is usually within 28 days

Stamp Duty and Property Purchased with Help from Family

When family helps with your purchase:

Gifts are not subject to SDLT (but may have inheritance tax implications)
Loans may be treated differently depending on whether they’re formal or informal
If family members become joint owners, this may affect SDLT calculations

Stamp Duty and Property Purchased with Government Schemes

Various government schemes affect SDLT:

Help to Buy: SDLT is only payable on the price you pay (after the equity loan)
Shared Ownership: You can choose to pay SDLT on your share or the full market value
Right to Buy: SDLT is payable on the discounted price
First Homes Scheme: Special rules apply for properties bought at a discount

Stamp Duty and Property Purchased with Cryptocurrency

Using cryptocurrency to buy property:

HMRC treats crypto as property for tax purposes
SDLT is payable on the market value of the crypto at the time of transaction
Capital gains tax may also apply when disposing of the crypto
The transaction must be converted to GBP for SDLT purposes

Stamp Duty and Property Purchased Through a Limited Company

Buying through a company has specific SDLT implications:

The 3% surcharge always applies for residential properties
Different rules apply for commercial property purchases
The company must file the SDLT return
Additional taxes like ATED may apply for residential properties
Mortgage interest relief is restricted for companies

Stamp Duty and Property Purchased with a Mortgage

When buying with a mortgage:

SDLT is payable on the purchase price, not the mortgage amount
Some lenders may require you to show proof of SDLT payment
You cannot add SDLT to your mortgage with most lenders
The SDLT must be paid before completion

Stamp Duty and Property Purchased Off-Plan

For off-plan purchases:

SDLT is payable on completion, not exchange
The price may change if the property value changes during construction
Some developers offer to pay SDLT as an incentive
Help to Buy can be used for off-plan purchases

Stamp Duty and Property Purchased at Auction with Finance

Using finance for auction purchases:

You must have finance arranged before bidding
SDLT is due within 14 days of the auction
Bridging loans are common for auction purchases
Some auction houses offer finance partnerships

Stamp Duty and Property Purchased with a Bridging Loan

Using bridging finance:

SDLT is payable on the purchase price, not the loan amount
You must still pay within 14 days of completion
Bridging loans can help with timing if you’re selling another property
Interest on bridging loans is not tax-deductible for residential properties

Stamp Duty and Property Purchased with a Gifted Deposit

When using gifted deposits:

The gift itself is not subject to SDLT
But it may affect the property price for SDLT purposes
Lenders have specific rules about gifted deposits
The donor may need to sign a gift letter

Stamp Duty and Property Purchased with a Guarantor

Using a guarantor:

The guarantor’s involvement doesn’t directly affect SDLT
But if they become a joint owner, this may change the calculation
Guarantors may need to pay SDLT if they take a legal charge on the property

Stamp Duty and Property Purchased with a Joint Mortgage

For joint mortgage purchases:

SDLT is calculated on the whole property value
First-time buyer relief applies if all buyers are first-time buyers
The 3% surcharge applies if any buyer already owns property
Joint owners are jointly liable for the SDLT payment

Stamp Duty and Property Purchased with a Lifetime ISA

Using a Lifetime ISA:

The government bonus doesn’t affect the SDLT calculation
SDLT is payable on the purchase price (less any deposit)
First-time buyers can combine LISA with other schemes
The bonus is paid directly to your solicitor at completion

Stamp Duty and Property Purchased with a Shared Ownership Mortgage

For shared ownership mortgages:

You can choose to pay SDLT on your share or the full market value
If you pay on your share, you’ll pay more if you “staircase” later
First-time buyer relief may apply to your initial share
The housing association will guide you on the SDLT options

Stamp Duty and Property Purchased with a Help to Buy ISA

Using a Help to Buy ISA:

The government bonus doesn’t affect SDLT calculations
SDLT is payable on the purchase price (less deposit)
The bonus is claimed by your solicitor at completion
You can’t use both a Help to Buy ISA and a Lifetime ISA for the same purchase

Stamp Duty and Property Purchased with a 95% Mortgage

For 95% mortgages:

SDLT is calculated on the full purchase price
The mortgage amount doesn’t affect the SDLT
First-time buyers may benefit from reduced rates
Some lenders offer cashback that could help with SDLT costs

Stamp Duty and Property Purchased with a Green Mortgage

For green mortgages:

SDLT calculations remain the same
Some green mortgages offer cashback that could help with SDLT
Energy-efficient properties may qualify for reduced rates in future
The mortgage terms don’t directly affect SDLT

Stamp Duty and Property Purchased with a Family Offset Mortgage

For family offset mortgages:

SDLT is payable on the purchase price
The family’s contribution doesn’t affect SDLT
But if family become joint owners, this may change the calculation
The offset arrangement doesn’t directly impact SDLT

Stamp Duty and Property Purchased with a Guaranteed Mortgage

For guaranteed mortgages:

SDLT is calculated on the purchase price
The guarantor’s involvement doesn’t affect SDLT unless they take an ownership interest
Some guarantor mortgages may have specific SDLT considerations

Stamp Duty and Property Purchased with a Joint Borrower Sole Proprietor Mortgage

For JBSP mortgages:

SDLT is payable on the full purchase price
Only the property owner’s status affects SDLT (not the additional borrower)
First-time buyer relief applies if the owner qualifies
The additional borrower’s property ownership doesn’t affect the calculation

Stamp Duty and Property Purchased with a Retirement Interest-Only Mortgage

For retirement mortgages:

SDLT is calculated normally on the purchase price
The mortgage type doesn’t affect SDLT
Downsizing later may have SDLT implications for your next purchase

Stamp Duty and Property Purchased with a Sharia-Compliant Mortgage

For Sharia-compliant finance:

SDLT is payable on the purchase price
The alternative finance structure doesn’t change SDLT calculations
Some Sharia products may have different timing for SDLT payments

Stamp Duty and Property Purchased with a Self-Build Mortgage

For self-build mortgages:

SDLT is payable on the land purchase price
No SDLT on the build costs (unless you buy a plot with an existing property)
Different rules apply if you’re converting an existing property
VAT rules for self-build are separate from SDLT

Stamp Duty and Property Purchased with a Commercial Mortgage

For commercial property purchases:

Different SDLT rates apply (0%, 2%, 5%)
No first-time buyer relief
No 3% surcharge for additional properties
The purchase price includes any VAT (if applicable)

Stamp Duty and Property Purchased with a Buy-to-Let Mortgage

For buy-to-let purchases:

The 3% surcharge applies as it’s not your main residence
SDLT is calculated on the full purchase price
Some landlords incorporate to manage SDLT liability
Mortgage interest relief restrictions apply (separate from SDLT)

Stamp Duty and Property Purchased with a Holiday Let Mortgage

For holiday let properties:

The 3% surcharge applies as it’s not your main residence
Different rules may apply if it qualifies as a business asset
VAT rules for holiday lets are separate from SDLT
Some mortgage products are specifically for holiday lets

Stamp Duty and Property Purchased with a Bridging Loan for Renovation

For renovation projects:

SDLT is payable on the purchase price of the property
No SDLT on renovation costs (unless they’re part of the initial purchase)
VAT on renovations may be reduced to 5% for certain works
Some lenders offer specific renovation mortgage products

Stamp Duty and Property Purchased with a Mortgage from a Family Member

For family mortgages:

SDLT is payable on the purchase price
The family loan doesn’t affect SDLT unless it’s part of the consideration
Different rules apply if the family member takes a legal charge
Tax implications for the family member providing the loan

Stamp Duty and Property Purchased with a Mortgage from a Private Lender

For private lender mortgages:

SDLT is calculated on the purchase price
The private loan doesn’t affect SDLT unless it’s part of the consideration
Different rules may apply if the lender takes an equity stake
Interest payments may have tax implications

Stamp Duty and Property Purchased with a Mortgage from an Employer

For employer-assisted purchases:

SDLT is payable on the purchase price
Employer contributions may be treated as a benefit in kind
Different rules apply if the employer takes an interest in the property
Some employer schemes have specific tax advantages

Stamp Duty and Property Purchased with a Mortgage from a Credit Union

For credit union mortgages:

SDLT is calculated normally on the purchase price
The mortgage source doesn’t affect SDLT
Credit unions may offer competitive rates that help with overall affordability

Stamp Duty and Property Purchased with a Mortgage from a Building Society

For building society mortgages:

SDLT is payable on the purchase price
The mortgage provider doesn’t affect SDLT calculations
Some building societies offer cashback that could help with SDLT costs

Stamp Duty and Property Purchased with a Mortgage from a Bank

For bank mortgages:

SDLT is calculated on the purchase price
The bank doesn’t handle SDLT payments (your solicitor does)
Some banks offer mortgage products with SDLT assistance
The mortgage arrangement fee is separate from SDLT

Stamp Duty and Property Purchased with a Mortgage from an Online Lender

For online mortgage lenders:

SDLT is payable on the purchase price
The online nature of the lender doesn’t affect SDLT
Some online lenders offer faster processing which can help with SDLT timing

Stamp Duty and Property Purchased with a Mortgage from a High Street Bank

For high street bank mortgages:

SDLT is calculated on the purchase price
High street banks don’t handle SDLT – your solicitor does
Some banks offer mortgage deals with cashback for SDLT
The mortgage advisor can explain how SDLT affects your budget

Stamp Duty and Property Purchased with a Mortgage from a Specialist Lender

For specialist lender mortgages:

SDLT is payable on the purchase price
Specialist lenders may offer mortgages for unusual properties that could affect valuation
Some specialist products include SDLT assistance

Stamp Duty and Property Purchased with a Mortgage from a Peer-to-Peer Lender

For P2P lending mortgages:

SDLT is calculated on the purchase price
The P2P loan doesn’t affect SDLT unless it’s part of the consideration
Different tax rules may apply to P2P lending interest

Stamp Duty and Property Purchased with a Mortgage from a Challenger Bank

For challenger bank mortgages:

SDLT is payable on the purchase price
Challenger banks may offer more flexible criteria that could affect property valuation
Some challenger banks provide innovative products with SDLT benefits

Stamp Duty and Property Purchased with a Mortgage from a Mutual Society

For mutual society mortgages:

SDLT is calculated on the purchase price
Mutual societies may offer member benefits that help with overall costs
The mortgage terms don’t directly affect SDLT