Stamp Duty Calculator
- Our Stamp Duty Calculator helps you estimate how much Stamp Duty Land Tax (SDLT) you might need to pay when buying a property.
- You enter details such as the property's location, purchase price, how you will use the property (main home, additional property, investment), and whether you already own a home.
- Stamp Duty rules and rates can change, and different regions may have varied rules.
Want help understanding mortgage terms? Explore our glossary.
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Important information to note!
- Your property may be repossessed if you do not keep up repayments on your mortgage.
- Using our mortgage calculators or rate comparison tools will not affect your credit score.
- These tools are for guidance only and do not replace financial advice.
- Your actual mortgage offer may be different from these estimates. Lenders will look at your credit history, spending, and other factors before deciding.
- Always talk to a qualified mortgage adviser for advice that’s right for you and your needs.
- Mortgage products and rates can change at any time, for example if the Bank of England base rate changes or if the government updates policies.
- Our mortgage advice is fee-free. Third-party fees may apply during the home buying process.
Frequently Asked Questions
Stamp Duty is a tax payable when you buy a property in the UK. In England and Northern Ireland, it is known as Stamp Duty Land Tax (SDLT); whereas Scotland and Wales have their own versions, called Land and Buildings Transaction Tax (LBTT) and Land Transaction Tax (LTT), respectively. The rate of Stamp Duty you pay depends on the purchase price or the value of the property, whether it's your main home or an additional property, and if you qualify for any discounts or reliefs. Your UK residency status can also affect the amount you owe.
From 1st April 2025, the Stamp Duty rates for a primary residence in England and Northern Ireland are:
- 0% on the first £125,000 of the purchase price
- 2% on the portion between £125,001 and £250,000
- 5% on the portion between £250,001 and £925,000
- 10% on the portion between £925,001 and £1.5 million
- 12% on anything above £1.5 million.
Yes! If you're buying your first main residence in England or Northern Ireland:
- No Stamp Duty is payable on the first £300,000 of the property's purchase price.
- A 5% Stamp Duty rate applies to the portion between £300,001 and £500,000. If the property costs more than £500,000, standard rates are applicable.
If you buy a second home, a buy-to-let, or holiday property, you must pay a 5% surcharge on top of the regular Stamp Duty rate. This surcharge applies from the first pound of the purchase price and increases the total tax owed.
Your solicitor or conveyancer will usually manage the payment as part of the property purchase process. They will:
- Calculate the amount owed based on the property's value and the applicable stamp duty rates.
- Submit the tax return to HM Revenue & Customs (HMRC).
- Make the payment on your behalf.
Generally, yes, unless you're eligible for relief. If you buy a new primary residence before selling your old one, you may initially pay a higher rate, but you can reclaim some of it if you sell the previous property within 36 months.
Several factors influence the amount:
- The value of the property or the purchase price
- Whether it's your main residence or an additional property
- If you are a UK resident
- Whether you are a first-time buyer
- The part of the UK where you're buying, since there are different rates in England, Northern Ireland, Scotland, and Wales.
- The current stamp duty rate thresholds relevant to your purchase
Yes.
- England and Northern Ireland use SDLT with the rates outlined above.
- Scotland uses LBTT with its own bands and rates.
- Wales charges LTT with different thresholds and rates.
- Check the UK government website for the latest information.
- The SDLT threshold for most residential property purchases has dropped from £250,000 to £125,000.
- The nil-rate threshold for first-time buyers dropped from £425,000 to £300,000.
- The maximum purchase price eligible for first-time buyer relief dropped from £625,000 to £500,000.
- The surcharge on additional properties increased from 3% to 5%.
You must pay Stamp Duty and file the return within 14 days after completing your property purchase. Missing this deadline could result in penalties or interest.