England / N.Ireland (SDLT)
Residential Stamp Duty Second Home / Buy to Let Commercial / Mixed UseWales (LTT)
Welsh Stamp Duty Changes Residential Property Higher Residential Tax Rates Commercial and Mixed-Use PropertyScotland (LBTT)
Residential Stamp Duty Residential First-time Buyers Second Home / Buy to Let Commercial and Mixed-Use PropertyEnter the purchase price of the property
The calculator will automatically add any necessary commas.
Select the location of the property that you wish to purchase.
There are 4 choices: England, N.Ireland, Scotland and Wales.
This is required because Scotland has abolished Stamp Duty Land Tax (SDLT) and replaced it with Scottish Land and Buildings Transaction Tax (LBTT) and Wales has replaced SDLT with Land Transaction Tax (LTT). They both work similarly to SDLT but have slightly different bandings. England and Northern Ireland have the same Stamp Duty Land Tax.
Select the property type, you have 4 options
Residential - Please select this if you are buying the property to live in yourself.
If you have selected England/N.Ireland and residential, you will need to select whether you are a first time buyer or not. This is because the bandings are different for first time buyers, including those purchasing their first home through an approved shared ownership scheme.
Second Home: Please select this option if you are purchasing a new residential property and you already own one or more residential properties. This will allow for the 3% surcharge.
Buy to Let: Please select this option if you are buying an investment property with the intention of renting the property out to tenants. This will allow for the 3% surcharge.
Commercial - This option calculates stamp duty based on the commercial price bands.
Click Calculate
The calculator will show:
Total Tax to Pay: The amount of tax that will be charged in £s, including Price Bandings
Increase on Purchase: The amount of stamp duty as a percentage
Overall Purchase Cost: The Purchase Price + Stamp Duty
Stamp Duty Land Tax is a lump sum tax charged on property and land purchased in the UK. The amount of tax payable depends on the purchase price of the property and whether it is for residential or for non-residential use. The way in which the amount of Stamp Duty payable is calculated for residential property was reformed in December 2014.
You will pay Stamp Duty in the following circumstances:
First time buyers purchasing a residential property for £425,000 or less will pay no Stamp Duty Land Tax (SDLT). This applies to purchases after 23 September 2022. This includes those purchasing their first home through an approved shared ownership scheme.
First time buyers purchasing a property between £425,001 and £625,000 will pay stamp duty at 5%, on the amount of the purchase price that is over £425,000.
First time buyers purchasing a property over £625,000 will pay stamp duty at the normal rate.
This measure only applies to England and Northern Ireland and does not apply to Scotland or Wales.
| Purchase price | Stamp Duty rate | Tax to pay |
| Under £425,000 | 0% | £0 |
| £425,001 - £625,000 | 5% | £0 - £10,000 |
| £625,001 - £925,000 | 5% | £10,000 - £25,000 |
| £925,001 - £1,500,000 | 10% | £25,000 - £82,500 |
| Over £1,500,000 | 12% | £82,500 + |
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £250,000 | 0% | £0 |
| £250,000 - £925,000 | 5% | £0 - £33,750 |
| £925,001 - £1,500,000 | 10% | £33,750 - £91,250 |
| Over £1,500,000 | 12% | £91,250 + |
If you are buying an additional residential property, or you are buying a property with a partner who already owns a property, you will have to pay a stamp duty surcharge of 3%.
This applies if the property is a buy to let investment, a holiday home, or just another property you have if you work away from the family home.
Failure to disclose that you already own a property can result in a large fine and would be viewed as fraud.
The 3% surcharge is not charged for on properties where the purchase price is below £40,000.
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £250,000 | 3% | Up to £7,500 |
| £250,000 - £925,000 | 8% | £7,500 - £61,500 |
| £925,001 - £1,500,000 | 13% | £61,500 - £136,250 |
| Over £1,500,000 | 15% | £136,250 + |
If you buy a property to move into before selling your existing home for any reason, the surcharge will be payable, but you can apply for a refund if you sell the first home within 3 years.
Exception - If you wish to buy another property and are going through divorce proceedings, you will be exempt from the surcharge, so you can go ahead with a new purchase without incurring a surcharge before the divorce is finalised.
You can apply for this refund through HM Revenue and Customs (HMRC) in one of two ways;
For properties sold on or before 28th October 2018 - HMRC must receive your refund request within 3 months of the sale of the property, or within 12 months of the filing date of the tax return relating to the new residence, whichever is later.
For properties sold on or after 29th October 2018 - HMRC must receive your refund request within 12 months of the sale of the property, or within 12 months of the filing date of the tax return relating to the new residence, whichever is later.
You may still be able to claim a refund if you purchased your new home on or after 1st January 2017 and were unable to sell your first home within 3 years because of exceptional circumstances that were outside of your control.
Reasons could be:
As soon as you are able to sell the property, you must do so in order to apply for the refund.
To request a refund, you will need to have the following information:
From the date HMRC receive the application, the average turnaround time is 15 days. However, this can be longer if you don’t provide all the information required.
Stamp Duty Land Tax is calculated for transactions involving non-residential property and also for land purchases in the same way as for residential properties, but using different bandings.
This also applies to mixed use property where it is used both as a dwelling and for non-residential purposes, for example a pub with living accommodation or a shop with its own flat. The amount of stamp duty payable applies to that portion of the sale price:
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £150,000 | 0% | £0 |
| £150,000-£250,000 | 2% | £0 - £2,000 |
| Over £250,000 | 5% | £2,000 + |
Residential and non-residential properties can be either freehold or leasehold.
The amount of Stamp Duty Land Tax (SDLT) you will have to pay when you purchase a leasehold property depends on whether it is an existing lease (an assigned lease) or a new lease.
When you purchase a property that has an existing lease, the lease will be assigned to you as the new owner.
You will have the pay a lump sum amount for the lease assignment, and then you will pay Stamp Duty on that amount.
In most cases, the same Stamp Duty rates and bandings that apply to freehold properties will also apply here, for both residential and non-residential purchases.
If you purchase a property with a new lease, the amount of Stamp Duty that you will pay depends on the premium (the amount payable for the lease) and any rent due.
With nominal rent: If you purchase a property with a new lease, pay a premium and pay nominal rent (a token amount far below the actual cost) then you will only pay SDLT on the amount of the premium.
The Stamp Duty rates and bandings are the same for leasehold properties as they are for freehold, so use the same figures to calculate the amount you have to pay on the premium.
With more than nominal rent: If you purchase a property with a new lease and pay a premium, but more than nominal rent, you will pay SDLT on both the premium and the value of the rent owed over the term of the lease at net present value (NPV).
Since 1st April 2018, Stamp Duty Land Tax (SDLT) was replaced with Land Transaction Tax (LTT) in Wales.
Like Stamp Duty, Land Transaction Tax will be payable on the purchase of property or land over a certain price. New tax rates and bands have been created to support the new system.
These changes have been made for the following reasons;
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £225,000 | 0% | £0 |
| £225,000 - £400,000 | 6% | £0 - £10,500 |
| £401,000 - £750,000 | 7.5% | £10,500 - £36,750 |
| £751,000 - £1,500,000 | 10% | £36,750 - £111,750 |
| Over £1,500,000 | 12% | £111,750 + |
The tables below reflect the rates you will pay if you are buying a residential property and you already own one or more residential properties.
If you are purchasing a property to replace an existing one, the higher rates may not apply.
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £180,000 | 4% | Up to £7,200 |
| £181,000 - £250,000 | 7.5% | £7,200 - £12,450 |
| £251,000 - £400,000 | 9% | £12,450 - £25,950 |
| £401,000 - £750,000 | 11.5% | £25,950 - £66,200 |
| £751,000 - £1,500,000 | 14% | £66,200 - £171,200 |
| Over £1,500,000 | 16% | £171,200 + |
You will be required to pay the surcharge if you are purchasing your new home before selling your existing one, however, you will be able to claim this money back if you sell the existing property within 3 years of buying the new property. You can do this using the online form on the Gov.wales website.
The table below reflects the rates you will pay if you are buying a commercial/non-residential property, such as, shops, offices, pubs or agricultural land. These rates will also apply to ‘mixed use’ properties, when a residential and commercial property are part of the same transaction, such as, a flat above a shop.
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £225,000 | 0% | £0 |
| £225,000 - £250,000 | 1% | £0 - £250 |
| £251,000 - £1,000,000 | 5% | £250 - £37,750 |
| Over £1,000,000 | 6% | £37,750 + |
Stamp Duty has been abolished in Scotland and replaced with a Land and Buildings Transaction Tax (LBTT) which is very similar. The main difference is that the bandings are slightly different.
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £145,000 | 0% | £0 |
| £145,000 - £250,000 | 2% | £0 - £2,100 |
| £250,000 - £325,000 | 5% | £2,100 - £5,850 |
| £325,000 - £750,000 | 10% | £5,850 - £48,350 |
| Over £750,000 | 12% | £48,350 + |
First time buyers purchasing a residential property for £175,000 or less will pay no LBTT.
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £175,000 | 0% | £0 |
| £175,000 - £250,000 | 2% | £0 - £1,500 |
| £250,000 - £325,000 | 5% | £1,500 - £5,250 |
| £325,000 - £750,000 | 10% | £5,250 - £47,750 |
| Over £750,000 | 12% | £47,750 + |
For second homes, buy to let properties, holiday homes and if you are buying a property with a partner who already owns a residential property, a 4% surcharge ‘Additional Dwelling Supplement (ADS)’ is added to properties with a purchase price of £40,000 and above in Scotland.
Please note the new temporary LBTT thresholds for residential properties do not apply to the 4% surcharge on second homes / buy to lets.
| Purchase price | Single Property | Additional Property (Only for property £40,000 and above) |
Tax to pay |
| £40,000 to £145,000 | 0% | 4% | Up to £4,200 |
| £145,001 - £250,000 | 2% | 6% | £4,200 - £10,500 |
| £250,000 - £325,000 | 5% | 9% | £10,500 - £17,250 |
| £325,000 - £750,000 | 10% | 14% | £17,250 - £76,750 |
| Over £750,000 | 12% | 16% | £76,750 + |
If you purchase your new home before selling your existing home then you will be required to pay the Additional Dwelling Supplement. However, if the sale of the existing home takes place before the tax return is submitted for the purchase of the new home, no Additional Dwelling Supplement is due.
If this is not the case and you sell your existing home after the tax return is submitted for the new house purchase, then you will be able to claim back the ADS you paid as long as the existing home is sold within 18 months. Details of how to make your claim can be found on the renvenue.scot website.
This is calculated in the same way as in England, Wales and Northern Ireland, but the bandings and the LBTT % rate is different.
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £150,000 | 0% | £0 |
| £150,000-£250,000 | 1% | £0 - £1,000 |
| Over £250,000 | 5% | £1,000 + |
Stamp Duty originally began on 28th June 1694 and was introduced to help cover the costs of the war with France. The charge was initially applied to paper documentation and has also covered other items such as playing cards, cheques and newspapers. It was so successful that stamp duty has continued to the present day through various different Stamp Acts.
The Finance Act 2003 introduced Stamp Duty Land Tax which is a lump sum tax charged on property and land transactions in the UK.
Until December 2014, a certain percentage of the full purchase price would be payable, depending on which bracket the purchase price fell into:
| Purchase price | Percentage | Tax to pay |
| Up to £125,000 | 0% | £0 |
| £125,001-£250,000 | 1% | £1,250-£2,500 |
| £250,001-£500,000 | 3% | £7,500-£15,000 |
| £500,001-£1,000,000 | 4% | £20,000-£40,000 |
| £1,000,001-£2,000,000 | 5% | £50,000-£100,000 |
| Over £2,000,000 | 7% | £140,000+ |
The steep increase in the amount of tax payable over each boundary has caused the prices of properties valued at the higher end of each band to stagnate. For example, a property worth £270,000 would have been much more likely to sell for £250,000 as the additional £20,000 would have cost the buyer an extra £5,600 in stamp duty (3% of £270,000 = £8,100 and 1% of £250,000 =£2,500)
The reformed Stamp Duty is calculated in a similar way to income tax. The percentages payable have changed and still increase with each higher purchase price bracket, however the tax will no longer be applied to the full purchase price. Instead, buyers will pay the tax for each band.
To qualify as a first-time buyer, you must have never owned a property before under any circumstances. This includes properties abroad, investment properties, shared ownership properties, properties bought jointly with someone else, or properties that you inherited or were gifted. To qualify for the first-time buyer relief, you must be purchasing the property as your own main residence and not as an investment property.
No, to qualify for the first-time buyer Stamp Duty relief, then both you and your partner need to be first-time buyers. If one of you has owned a property before then you will not qualify for first-time buyer Stamp Duty relief.
In England and Northern Ireland, Stamp Duty for commercial property purchases is calculated in the same way as for residential and investment properties but using different bandings. The temporary reduced rates do not apply to commercial property purchases, so the bandings remain the same. You will pay no Stamp Duty on commercial properties with a purchase price of £150,000 or below.
Every time you purchase a property you will have to pay Stamp Duty unless you are exempt for any reason.
You do not have to pay Stamp Duty if:
If you’re purchasing a second home, holiday home or buy to let/investment property then you will have to pay a 3% surcharge on top of the usual Stamp Duty rate. This includes when you are buying with a partner who already owns a property.
Any property that you purchase, whilst already owning a home, is classed as a second home and Stamp Duty second home rates apply. This includes property that you’ve purchased to use while you work away from home, holiday homes, and buy to let properties.
When you purchase a second home (or your next home before selling your current one) you will be charged a 3% surcharge on top of the usual Stamp Duty rate. If you sell your first home within three years, however, you can claim a refund for that 3% surcharge. You must claim within three months of selling your first home.
When you purchase a second home or buy to let property in Wales, then you will have to pay a Land Transaction Tax surcharge of 3%, on top of the usual LTT bandings. However, if you sell your previous property within 3 years of buying the new one, then you can claim this money back and get a refund for the surcharge.
When you purchase a second home or buy to let property in Scotland, then you will have to pay and Land and Buildings Transaction Tax Additional Dwelling Supplement (surcharge) of 4%. However, if you sell your first property within 18 months of buying the new one, then you can claim the ADS back.
The government’s Stamp Duty reduced rates are in place from 23 September 2022. They have increased the Stamp Duty threshold to £250,000 which means you won’t pay any Stamp Duty if you’re buying a property in England or Northern Ireland for £250,000 or less. The rates have also reduced for first time buyers who won’t pay stamp duty on properties purchased for £425,000 or less.
Yes, the new Stamp Duty rates applicable from 23 September 2022 do apply to second homes and investment properties, however the usual 3% surcharge still applies. This means that you won’t pay the usual Stamp Duty rate on property purchases of £250,000 or below, you will only pay the 3% meaning the Stamp Duty payable is reduced.
Your solicitor will deal with the Stamp Duty return forms and make the payment on your behalf (you’ll transfer the money to them), but you can do it yourself if you want to. However, as the homeowner, you will be responsible for making sure everything is submitted on time regardless of who’s handling it.
No, Stamp Duty must be paid in full within 14 days of the completion date of your property purchase. If you do not pay the full amount within 14 days, HMRC can charge late payment penalties and interest.
You can’t add Stamp Duty to your mortgage as it has to be paid in one lump sum within 14 days of completion, but if you have a larger deposit amount then you can use some of this to pay the Stamp Duty and request to borrow more on your mortgage. But bear in mind that this will increase your mortgage debt and will cost you more in interest in the long run.
If you purchase a property via a limited company you will pay Stamp Duty at the normal rate along with the 3% surcharge, even if it is the first property purchased by the company. The temporary reduced rates for Stamp Duty will also apply to limited companies.
Last updated: 22 November 2023 | © KIS Bridging Loans 2024