Simple to use:
Then click 'Calculate'.
England / Northern 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
Select the location of the property that you wish to purchase.
There are 4 choices: England, Northern 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).
Wales has replaced SDLT with Land Transaction Tax (LTT).
They both work similarly to SDLT but have different bandings.
England and Northern Ireland have the same Stamp Duty Land Tax.
Select the property type, from the 4 options
Residential - Please select this if you are buying a house, bungalow or flat to live in yourself, and you have previously owned another property.
Residential / First-time Buyer - If you are a first-time buyer purchasing your first home please select this option. For properties in England and Northern Ireland there is a first time buyer allowance, which changes the bandings. This also includes buyers who are purchasing 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 then add in the multiple property surcharge. From the 31st October 2024, this is now 5% for properties in England and Northern Ireland.
The additional surcharge needs to be applied even if you are not planning on keeping your current property and you are waiting for it to be sold. Provided you sell the property within 3 years the additional surcharge amount can be claimed back.
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 multiple property surcharge.
Commercial - This option calculates stamp duty based on the commercial price bands.
Now Click Calculate
The calculator will show:
Total Tax to Pay: The amount of tax that will be charged in £s, including the different Charge Bandings
Increase on Purchase: The amount of stamp duty as a percentage of the purchase price
Overall Purchase Cost: The Purchase Price + Stamp Duty
Surcharge: The amount of any additional property surcharge – useful to know how much you maybe able to claim back.
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 non-residential use.
The way in which the amount of Stamp Duty payable is calculated for residential property was reformed in December 2014 and has seen a number of changes since. The most recent changes came into effect on 1st April 2025 when the Government decreased the threshold for stamp duty on properties in England and Northern Ireland from £250,000 to £125,000. For first-time buyers, who have a higher threshold, this was reduced from £425,000 to £300,000.
You will pay Stamp Duty in the following circumstances:
Whether or not you pay Stamp Duty, and how much you have to pay, depends on the purchase price of the property, whether it is for residential or commercial use, and if you own another property.
Stamp Duty dates back to 1694 when this tax was introduced to help cover the cost of the war with France; it's been around ever since.
There have been various Stamp Acts. The latest was the Finance Act of 2003, which introduced Stamp Duty Land Tax, a lump sum tax charged on property and land transactions in the UK.
The government's Autumn Budget changes in October 2024 took full effect from 1st April 2025.
First time buyers purchasing a residential property for £300,000 or less will pay no Stamp Duty Land Tax (SDLT). This includes those purchasing their first home through an approved shared ownership scheme.
Following the Autumn Budget on 30th October 2024, the threshold for paying Stamp Duty Land Tax in England and Northern Ireland for first time buyers, was reduced to £300,000. This came into effect from 31st March 2025.
First time buyers purchasing a property between £300,000 and £500,000 will pay stamp duty at 5%, on the amount of the purchase price that is over £300,000.
First time buyers purchasing a property over £500,000 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 |
| Up to £300,000 | 0% | £0 |
| £300,001 - 500,000 | 5% | £0 - £10,000 |
SDLT works like income tax, in slices, so for a high-value property, the amount payable is calculated on the different bands and rates.
Here are the rates which came into force from 1 April 2025.
Here are the rates for non-first-time buyers in England and Northern Ireland buying their only property.
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £125,000 | 0% | £0 |
| £125,001 - 250,000 | 2% | £0 - £2,500 |
| 250,001 - £925,000 | 5% | £2,500 - £36,250 |
| £925,001 - £1,500,000 | 10% | £36,250 - £93,750 |
| Over £1,500,000 | 12% | £93,750 + |
If you are buying an additional residential property or a property with a partner who already owns another property, you will have to pay a different rate of SDLT. This includes holiday homes, buy-to-let investment properties, and second homes used for working away from the main family home.
From 1 April 2025, there are new thresholds for second homes and buy-to-let properties.
There is no surcharge for dwellings bought as second homes or investment properties with a price under £40,000.
For properties with a purchase price over £40,000 the additional surcharge is now 5%.
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £125,000 | 5% | Up to £6,250 |
| £125,001 - £250,000 | 7% | £6,250 - £15,000 |
| £250,001 - £925,000 | 10% | £15,000 - £82,500 |
| £925,001 - £1,500,000 | 15% | £82,500 - £168,750 |
| Over £1,500,000 | 17% | £168,750 + |
You must pay the SDLT surcharge of 5% over and above the standard rates, as your property purchase will be considered a second home or investment property. However, you can apply for a refund if you sell your primary residence within three years.
Couples going through divorce proceedings are exempt from the surcharge when they purchase a new home.
You can apply for this refund through HM Revenue and Customs (HMRC) in one of two ways:
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 on | England / Northern Ireland | Scotland | Wales |
|---|---|---|---|
| £100,000 | 0 | 0 | 0 |
| £150,000 | £500 | £100 | 0 |
| £200,000 | £1,500 | £1,100 | 0 |
| £250,000 | £2,500 | £2,100 | £1,500 |
| £300,000 | £5,000 | £4,600 | £4,500 |
| £350,000 | £7,500 | £8,350 | £7,500 |
| £400,000 | £10,000 | £13,350 | £10,500 |
| £450,000 | £12,500 | £18,350 | £14,250 |
| £500,000 | £15,000 | £23,350 | £18,000 |
| £550,000 | £17,500 | £28,350 | £21,750 |
| £600,000 | £20,000 | £33,350 | £25,500 |
| £650,000 | £22,500 | £38,350 | £29,250 |
| £700,000 | £25,000 | £43,350 | £33,000 |
| £750,000 | £27,500 | £48,350 | £36,750 |
| £800,000 | £30,000 | £54,350 | £41,750 |
| £850,000 | £32,500 | £60,350 | £46,750 |
| £900,000 | £35,000 | £66,350 | £51,750 |
| £950,000 | £38,750 | £72,350 | £56,750 |
| £1,000,000 | £43,750 | £78,350 | £61,750 |
| £1,100,000 | £53,750 | £90,350 | £71,750 |
| £1,200,000 | £63,750 | £102,350 | £81,750 |
| £1,300,000 | £73,750 | £114,350 | £91,750 |
| £1,400,000 | £83,750 | £126,350 | £101,750 |
| £1,500,000 | £93,750 | £138,350 | £111,750 |
| £1,750,000 | £123,750 | £168,350 | £141,750 |
| £2,000,000 | £153,750 | £198,350 | £171,750 |
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.
If six or more properties are purchased in a single sale, this constitutes a commercial transaction. Commercial SDLT also applies to mixed-use property where the building is used as a dwelling and for commercial purposes, for instance, a pub with living accommodation or a shop with a flat upstairs. With mixed-use property, the amount of SDLT payable applies to that portion of the sale price, reflecting the commercial element of the purchase. Here are the rates.
| 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 + |
Stamp Duty Land Tax applies to residential and non-residential properties, 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.
New leases can be slightly different. If you buy a property with a new lease and pay a premium and nominal rent (sometimes called a peppercorn rent, far below the actual cost), you will only pay SDLT on the premium amount.
For 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).
If SDLT is due on the NPV, tax is calculated at a flat rate of 1% on the amount of NPV that's over the SDLT NPV threshold. The current residential NPV threshold is £250,000, so tax is payable on any rental over that figure in addition to SDLT on the premium.
From 1 April 2018, Stamp Duty Land Tax in Wales was replaced with Land Transaction Tax (LTT). Like Stamp Duty Land Tax, Land Transaction Tax is payable when purchasing property or land over a specific value.
The changes were instigated to simplify the tax, make it fairer for homeowners and businesses, and focus on Welsh needs and priorities. There is no specific LTT first-time buyer relief on property purchases in Wales.
These are the rates and bandings from 10 October 2022 in Wales.
| 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 + |
Different rates apply if you are buying a second residential property in Wales.
| Purchase price | Stamp Duty rate | Tax to pay |
| Up to £180,000 | 5% | Up to £9,000 |
| £181,000 - £250,000 | 8.5% | £9,000 - £14,950 |
| £251,000 - £400,000 | 10% | £14,950 - £29,950 |
| £401,000 - £750,000 | 12.5% | £29,950 - £73,700 |
| £751,000 - £1,500,000 | 15% | £73,700 - £186,200 |
| Over £1,500,000 | 17% | £186,200 + |
You will be required to pay the LTT surcharge, but you can claim this money back via the Gov.Wales website, provided you sell your existing home within three years of buying a new one.
Commercial land and buildings such as farms, shops, offices, and pubs incur different rates of LTT. These also apply to mixed-use properties where part of the occupancy is residential and part commercial, like a shop with attached accommodation.
| 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 has different bandings and rates.
The rates and bandings for residential purchasers who are not first-time buyers.
| 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.
For properties being purchased between £175,001 and £250,000, LBTT is 2%.
Here is how much LBTT a first-time buyer will pay for a property in Scotland.
| 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 + |
Second homes, holiday homes, and buy-to-let properties in Scotland attract the 'Additional Dwelling Supplement' (ADS) surcharge. This surcharge also applies to sales where a person is buying with a partner who already owns another residential property.
ADS is a variable rate which applies to the different property banding values as follows:-
| Purchase price | Single Property | Additional Property (Only for property £40,000 and above) |
Tax to pay |
| £40,000 to £145,000 | 0% | 8% | Up to £11,600 |
| £145,001 - £250,000 | 2% | 10% | £11,600 - £22,100 |
| £250,000 - £325,000 | 5% | 13% | £22,100 - £31,850 |
| £325,000 - £750,000 | 10% | 18% | £31,850 - £108,350 |
| Over £750,000 | 12% | 20% | £108,350 + |
In Scotland, you must pay the Additional Dwelling Supplement if you buy a new home before selling your existing property. However, if the first property is sold before a tax return is submitted for purchasing the new house, then no ADS is due.
If you submit a return and find yourself liable for ADS, you can claim it back, providing the first dwelling is sold within 36 months of purchasing the second property. Claims are made via the Revenue.scot website.
The rates are as follows:-
| 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 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. 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 don’t have to pay Stamp Duty if you inherit property in a will or are gifted property or land where no money or other form of payment/consideration changes hands. No Stamp Duty is payable when property is transferred due to divorce or the dissolution of a civil partnership.
If you’re purchasing a second home, holiday home or buy to let/investment property then you will have to pay a surcharge on top of the usual Stamp Duty rate. This includes when you are buying with a partner who already owns a property. The amount of surcharge will depend on where the property is located. In England and Northern Ireland, it is 3% of the purchase price of the property, and in Scotland it is 8% of the purchase price.
Any property purchased whilst you own another dwelling will be considered a second home, even if you intend to sell your first property and not own two. Second homes also include investment properties, buy-to-lets, holiday homes, and properties bought to accommodate family members studying in another part of the country or dwellings used for work purposes. SDLT on second homes does not apply to caravans, mobile homes, or houseboats.
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. However, if you sell your first home within three years, you can claim a refund for that 3% surcharge. You must claim within three months of selling your first home.
If you sell your first property within three years, you can claim a refund for the SDLT surcharge. You must claim within three months of selling your first home, and you’ll need full details of the property on which the surcharge was made, the date of purchase, and the unique SDLT transaction reference number. You must also supply details of the property you have sold, including the date of sale, the address, and the buyer’s details. The average refund time is 15 days, but refunds may be delayed if you don’t provide all the relevant information.
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 8%. However, if you sell your first property within 18 months of buying the new one, then you can claim the ADS back.
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 must 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. However, 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.
Last updated: 12 May 2025 | © KIS Bridging Loans 2024