Stamp Duty Calculator

The amount depends on your buyer type. A first-time buyer pays £0 on a £300,000 property under current rates because the nil-rate band covers the full price. A home mover pays £2,500 (0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £50,000). An additional property buyer pays £17,500 because a 5% surcharge is added to every band. Enter your price in the calculator above to see your exact breakdown.

No. Stamp duty is a separate cost you must pay on top of your mortgage. Most lenders will not let you add SDLT to your mortgage loan. You need to have the money ready to pay it within 14 days of completing the purchase. Your solicitor usually handles the payment for you.

Yes. SDLT applies to new build homes just like any other residential property. The same rates and bands apply based on the purchase price and your buyer type. First-time buyer relief also applies to new builds, as long as the price is within the relief threshold.

Yes, in some cases. If you bought a new home before selling your old one, you may have paid the higher rate. You can apply for a refund of the surcharge if you sell your previous main home within 36 months of buying the new one. You must submit the claim to HMRC within 12 months of the sale of your old home or within 12 months of the filing date, whichever is later.

It depends. If no money changes hands and there is no mortgage on the property, you usually do not pay SDLT. But if the gift includes taking over an existing mortgage, the mortgage amount counts as the purchase price. You would owe stamp duty on that amount if it is above the nil-rate threshold.

No. This calculator covers England and Northern Ireland only, where Stamp Duty Land Tax (SDLT) applies. Scotland uses Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). Both have different rates and bands. You would need a separate calculator for those countries.

Not always. First-time buyer relief only applies if the property price is £500,000 or less under current rates. If the price is above that limit, you lose the relief entirely and pay the same standard rates as a home mover. Below the threshold, first-time buyers pay no tax on the first £300,000 and 5% on the portion between £300,000 and £500,000.

An additional property is any residential property you buy while you already own another one. This includes second homes, holiday homes, buy-to-let investments, and properties bought for family members. If you are replacing your main home, the surcharge usually does not apply, but you must sell the old home within 36 months.

Home movers and first-time buyers pay no SDLT on properties priced at £125,000 or below under current rates. However, additional property buyers still pay the 5% surcharge on the full price, so they would owe £6,250 on a £125,000 property.

The effective tax rate is the total stamp duty divided by the purchase price, shown as a percentage. For example, if you pay £5,000 in SDLT on a £250,000 property, the effective rate is 2%. It gives you a simple way to see how much of the total price goes to tax.

No. SDLT must be paid in full within 14 days of completing your property purchase. HMRC does not offer a payment plan for stamp duty. If you miss the deadline, you may face penalties and interest charges. Your solicitor or conveyancer will usually arrange the payment for you as part of the completion process.

No. Stamp duty is paid by the buyer, not the seller. When you sell a property, you do not owe SDLT on that sale. However, you may need to pay Capital Gains Tax if the property is not your main home and you make a profit on the sale.

When you buy jointly, SDLT is based on the full purchase price of the property, not each person's share. If either buyer already owns another property, the additional property surcharge may apply to the whole purchase. For first-time buyer relief, all buyers must be first-time buyers for the relief to apply.

The lower thresholds introduced in September 2022 were always temporary. The UK government set them to expire on 31 March 2025. When they expired, the nil-rate band for standard buyers dropped from £250,000 back to £125,000, and first-time buyer relief thresholds also fell. The additional property surcharge rose from 3% to 5%. These changes were confirmed in the Autumn Budget 2024.

For your main home, no. You cannot deduct SDLT from your income tax. However, if you buy a property as a business or for rental income, the stamp duty forms part of the purchase cost. This can reduce your Capital Gains Tax bill when you sell the property later, because it increases the base cost used in the calculation.