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Stamp Duty Calculator
Find out the cost of stamp duty for both residential and commercial property purchases, anywhere in the UK
Purchase Price: 
Please Select
Property Location: 
Please Select
Property Type: 
First Time Buyer? 
 
Note: For Buy to Let or Second Homes, duty only applies on property £40,000 and above

Our Stamp Duty Calculator is intended as a Guide Only. Please confirm with your Solicitor the exact charge for Stamp Duty and any possible variations for the location of the property to be purchased.

 
Price ThresholdRateBreakdown
Range0%£0
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Range0%£0
Range0%£0
Surcharge3%£0
Total Stamp Duty£0
Increase on Purchse0%
Overall Purchase Cost£0
Please note: Our Stamp Duty Calculator is intended as a Guide Only. Please confirm with your Solicitor the exact charge for Stamp Duty and any possible variations for the location of the property to be purchased.

Stamp Duty Calculator

How to use our stamp duty calculator

  1. Enter the purchase price of the property

    The calculator will automatically add any necessary commas.

  2. 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.

  3. 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 have now changed for first time buyers.

    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

What is Stamp Duty Land Tax (SDLT)?

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.

First-time Buyers

From 22nd November 2017, first time buyers purchasing a residential property for £300,000 or less will pay no Stamp Duty Land Tax (SDLT).

First time buyers purchasing a property between £300,001 and £500,000 will pay stamp duty at 5% (on the amount of the purchase price that is over £300,000). This is up to a £5,000 reduction of what would have been previously paid.

First time buyers purchasing a property over £500,000 will pay stamp duty at the normal rate.

This measure applies to England and Northern Ireland and does not apply to Scotland or Wales.

Purchase price Stamp Duty rate Tax to pay
0 0% £0
£300,001 - £500,000 5% £0 - £10,000
£500,001 - £925,000 5% £10,000 - £31,250
£925,001 - £1,500,000 10% £31,250 - £88,750
£1,500,000 + 12% £88,750 +

Stamp Duty Land Tax (SDLT) - England / N.Ireland

Residential Bandings

One and only home

The table below shows how much tax you would be required to pay if you were purchasing your only property to live in:

Purchase price Stamp Duty rate Tax to pay
Up to £125,000 0% £0
£125,001 - £250,000 2% £0 - £2,500
£250,000 - £925,000 5% £2,500 - £36,250
£925,001 - £1,500,000 10% £36,250 - £93,750
£1,500,001 + 12% £93,750 +

Second Home / Buy to Let Bandings

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 £125,000 3% Up to £3,750
£125,001 - £250,000 5% £3,750 - £7,500
£250,000 - £925,000 8% £7,500 - £61,500
£925,001 - £1,500,000 13% £61,500 - £136,250
£1,500,001 + 15% £136,250 +

What happens with Stamp Duty if I'm buying a new home and have not sold my current one?

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.

Commercial / Mixed Use Bandings

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.

  • Shops
  • Offices
  • Agricultural land
  • Forests
  • Land and other property which will not be used as a dwelling
  • When 6 or more properties are purchased in a single transaction

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
£250,000+  5% £2,000 +

Land Transaction Tax (LTT) - Wales

Welsh Stamp Duty Changes

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;

  • To increase the efficiency and effectiveness of paying tax.
  • To simplify the tax and make it fairer for home buyers and businesses.
  • To focus on Welsh priorities and needs.

Residential Property Bandings

The table below shows the tax rates if you are buying your first residential property.

Purchase price Stamp Duty rate Tax to pay
Up to £180,000 0% £0
£181,000 - £250,000 3.5% £0 - £2,450
£251,000 - £400,000 5% £2,450 - £9,950
£401,000 - £750,000 7.5% £9,950 - £36,200
£751,000 - £1,500,000 10% £36,200 - £111,200
Over £1,500,000 12% £111,200 +

Higher Residential Tax Rates (Second Home / Buy to Let) Bandings

The tables below reflects the rates you will pay if you are buying a residential property and you already own one or more residential properties. These rates are an additional 3% on top of the main residential rates.

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 3% Up to £5,400
£181,000 - £250,000 6.5% £5,400 - £9,950
£251,000 - £400,000 8% £9,950 - £21,950
£401,000 - £750,000 10.5% £21,950 - £58,700
£751,000 - £1,500,000 13% £58,700 - £156,200
Over £1,500,000 15% £156,200 +

Commercial and Mixed-Use Property Bandings

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 £150,000 0% £0
£151,000 - £250,000 3.5% £0 - £3,500
£251,000 - £1,000,000 5% £3,500 - £40,000
Over £1,000,000 6% £40,000 +

Land and Buildings Transaction Tax (LBTT) - Scotland

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.

Residential Bandings

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
£750,000 + 12% £48,350 +

Second Home / Buy to Let Bandings

This is applied in the same way as for additional residential properties in England, Wales and Northern Ireland.

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 3% surcharge is added to properties with a purchase price of £40,000 and above.

Purchase price Single Property Additional Property
(Only for property £40,000 and above)
Tax to pay
Up to £145,000 0% 3% Up to £4,250
£145,001 - £250,000 2% 5% £4,250 - £9,500
£250,000 - £325,000 5% 8% £9,500 - £15,500
£325,000 - £750,000 10% 13% £15,500 - £70,750
£750,001 + 12% 15% £70,750 +

Commercial / Mixed Use Property Bandings

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-£350,000 3% £0 - £6,000
£350,000+ 4.5% £6,000 +

A Brief History of Stamp Duty

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:

Previous residential Stamp Duty banding


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
£2,000,001 and over 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.

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