Stamp duty calculator

Stamp duty is also known as stamp duty land tax, or SDLT. You have to pay stamp duty when you buy a property or land in the UK. But you may qualify for first-time buyer stamp duty relief. Use our stamp duty calculator to find out if you have to pay a higher rate of stamp duty on a buy-to-let property or second home. Explore our guide to learn about stamp duty rates and thresholds in England and Wales.

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What is stamp duty?

Stamp duty land tax (SDLT) is a government tax paid on property and land purchases.

Thresholds and rates are different depending on where you live in the UK.

Use our stamp duty (SDLT) calculator to work out how much stamp duty you’ll have to pay.

Stamp duty threshold and rates

The stamp duty threshold and rates are the same in England and Northern Ireland, but different in Scotland and Wales. In England and NI the threshold where you start paying stamp duty is £125,001. In Scotland the threshold is £145,001, and in Wales it's £180,001.

First-time buyer stamp duty relief only applies in England and Northern Ireland on properties worth up to £500,000.

There is a stamp duty surcharge of 3% on buy to let and second properties worth more than £40,000.

How much is stamp duty?

The amount of stamp duty you pay depnds on if you are a first-time buyer, where in the UK you buy and if it is your main residence.

In England and Northern Ireland you have to pay stamp duty on properties worth more than £125,000.

Stamp duty (SDLT) rates in England and NI

Min cost of propertyMax cost of propertyStamp duty rate
£0£125,0000%
£125,001£250,0002%
£250,001£925,0005%
£925,001£1,500,00010%
£1.5m+N/A12%

Stamp duty is charged much like income tax, with a tax-free band and increasing band rates after that. This means you could end up paying multiple rates on one property.

So, it's always worth negotiating the property price with the seller. The lower the price, the less stamp duty you have to pay.

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Stamp duty in Scotland

Stamp duty in Scotland is called land and buildings transaction tax (LBTT). The stamp duty threshold is £145,000. First-time buyers do not get stamp duty relief.

LBTT rates in Scotland

Min cost of propertyMax cost of propertyStamp duty rate
£0£145,0000%
£145,001£250,0002%
£250,001£325,0005%
£325,001£750,00010%
£750,000+12%

Stamp duty in Wales

Stamp duty in Wales is called land transaction tax (LTT). The stamp duty threshold is £180,000. First-time buyers are not exempt from paying stamp duty.

LTT rates in Wales

Min cost of propertyMax cost of propertyStamp duty rate
£0£180,0000%
£180,001£250,0003.5%
£250,001£400,0005%
£400,001£750,0007.5%
£750,001£1,500,00010%
£1.5m+12%

First-time buyer stamp duty

To qualify as a first-time buyer, you cannot have bought or inherited a property before.

In England and Northern Ireland, most first-time buyers are exempt from paying stamp duty. There are no concessions for first-time buyers in Scotland or Wales.

First-time buyer stamp duty relief

Since 22 November 2017, first-time buyers do not have to pay stamp duty on the first £300,000 of properties worth up to £500,000. The rate on the amount between £300,000 and £500,000 is 5%.

When the purchase price is over £500,000, you do not qualify for first-time buyer relief - you will have to pay the standard rate on the entire purchase price.

For first-time buyer buy-to-let stamp duty, normal rates apply. The relief is only meant to help those looking to purchase their first property as their main residence.

Use our stamp duty calculator to work out whether you qualify for first-time buyer’s tax relief.

Married couples buying a property together must both be first-time buyers to get the stamp duty relief. Unmarried couples buying jointly can get a reduced rate of stamp duty if only one of you is a first-time buyer.

Stamp duty on shared ownership

Since October 2018, first-time buyers purchasing shared ownership properties can also claim stamp duty relief.

The new rule was backdated to 22 November 2017 when the original exemption was first introduced. So, if you bought a shared ownership property after this date, you can claim a stamp duty refund.

Buy to let stamp duty

There is a 3% surcharge on stamp duty on any buy to let property or holiday home that costs more than £40,000.

Stamp duty rates on buy to let and second properties are as follows:

Buy to let stamp duty and second home SDLT rates in England and NI

Min cost of propertyMax cost of propertyStamp duty rate
£0£125,0003%
£125,001£250,0005%
£250,001£925,0008%
£925,001£1.5m13%
£1.5m+N/A15%

Buy to let stamp duty and second home LTT rates in Wales

Min cost of propertyMax cost of propertyStamp duty rate
£0£180,0003%
£180,001£250,0006.5%
£250,001£400,0008%
£400,001£750,00010.5%
£750,001£1,500,00013%
£1.5m+N/A15%

Buy to let stamp duty and second home LBTT rates in Scotland

Min cost of propertyMax cost of propertyStamp duty rate
£0£145,0003%
£145,001£250,0005%
£250,001£325,0008%
£325,001£750,00013%
£750,000+N/A15%

You may have to pay the 3% surcharge when you buy a new property before your current property has sold. This is because you own two properties at the same time, so the new property is techinally a second home.

However, you can request a refund within three months of selling the previous property – or within 12 months of submitting your self-assessed taxes, whichever comes later. You must have sold it within three years of making the new purchase.

Second home stamp duty exemption

You do not have to pay stamp duty on a second home if it is valued at (or your share is) less than £40,000.

Further exceptions to stamp duty charges on second homes are caravans, houseboats and mobile homes.

How and when to pay stamp duty

Stamp duty is payable within 30 days of the property purchase. You do not have to pay stamp duty when selling a property.

Your solicitor should sort out the paperwork for you, and will often ask for payment before the sale is complete. Use the calculator above to work out how much you'll owe.

You do not have to pay stamp duty if you are remortgaging.

Stamp duty refunds and exemptions

There are instances where you can reclaim stamp duty. For example: you bought a shared ownership property after 22 November 2017 but before October 2018 when it was included in the first-time buyer stamp duty exemption.

You can attempt to reduce your stamp duty rate if you purchase a property which just crosses over into a more expensive band. Ask the owner or estate agent to slightly lower the price to reduce the amount of stamp duty you have to pay.

You do not have to pay stamp duty when you transfer your property to another individual as a gift, as part of a divorce settlement, or in your will.

Read our guide on the total cost of buying a home

Edited by: Sarah Guershon

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Last updated: 18 July, 2019

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