Stamp Duty

Stamp Duty Land Tax (SDLT) is a lump sum tax that has to be paid on most property transactions in England, Wales and Northern Ireland which have a purchase price above £125,000. The tax applies to houses, flats, land and other buildings and the amount you have to pay is based on the property’s value at the time of purchase.

Stamp duty calculator

Use our handy stamp duty calculator to find out how much you will need to pay when purchasing your new property. Just enter your purchase price, tick any conditions that apply to you, and we’ll calculate the rest.

If you’re a first time buyer you are exempt from paying stamp duty on the first £300,000 up to a purchase price of £500,000.

Those purchasing an additional or buy-to-let property are required to pay an additional 3% surcharge on top of each stamp duty band.

Please choose an option

You will be required to pay:
£
in stamp duty

How much stamp duty will I need to pay?

The amount of stamp duty you pay depends on your circumstance, and on the price of the property. The same rates apply to properties purchased in England, Wales and Northern Ireland, however Scotland uses different rate bandings for calculating stamp duty.

In 2014, the Chancellor announced major changes to the way stamp duty is calculated. Instead of applying a uniform tax rate to the entire property price, the new tiered system calculates stamp duty based on the total sum of each proportion of the property and its specific stamp duty rate. This means that instead of increasing suddenly when the price of the property crosses the next threshold, the cost of stamp duty rises more progressively in line with the value of the property.

The stamp duty rates for properties in England, Wales and Northern Ireland are:

Purchase price of property Rate of Stamp Duty percentage of portion of purchase price
£0 - £250,000 0%
£250,001 - £925,000 5%
£925,001 - £1.5 million 10%
Over £1.5 million 12%

How much stamp duty do I pay if I am a first time buyer?

As announced in the budget on 22nd November 2017, if you’re a first time buyer you will no longer be required to pay Stamp Duty on the first £300,000 on properties valued up to £500,000.

This is a saving of up to £5,000!

For purchases between £300,000 and £500,000 you are required to pay 5% of the proportion above £300,000.

The stamp duty rates for first time buyers in England, Wales & Northern Ireland are:

Purchase price of property Rate of Stamp Duty percentage of portion of purchase price
£0 - £300,000 0%
£300,001 - £925,000 5%
£925,001 - £1.5 million 10%
Over £1.5 million 12%

What are the stamp duty rates on second homes and buy-to-let properties?

If you’re buying a second home or purchasing a property specifically to rent it out, then you will need to pay a higher rate of stamp duty.

An additional rate of 3% is applicable to each tier of the regular stamp duty tax bands, however the total stamp duty cost is calculated in the same way.

The stamp duty rates for second homes or buy-to-let properties in England, Wales & Northern Ireland are:

Purchase price of property Standard Rate of Stamp Duty Buy-to-let / second home rate
£0 - £250,000 0% 3%
£250,001 - £925,000 5% 8%
£925,001 - £1.5 million 10% 13%
Over £1.5 million 12% 15%

How is stamp duty calculated?

There is no tax payable on the first £125,000 of a property. The rate of stamp duty on properties over £125,000 is calculated by applying the specific stamp duty rates to the remaining price of the property. Each price band is subject to a different tax rate percentage, so to work out the total stamp duty payable, you will need to add the proportions from each percentage band.

The example below shows how the total stamp duty is calculated on a property valued at £350,000:

£0 - £125,000 0%
£125,001 - £250,000 2%
£250,001 - £350,000 5%

Stamp Duty Due: £7,500

The stamp duty rates for second homes or buy-to-let properties in England, Wales & Northern Ireland are:

Purchase price of property Standard Rate of Stamp Duty First time buyer rate Buy-to-let / second home rate
£100,000 £0 £0 £3,000
£200,000 £0 £0 £6,000
£300,000 £2,500 £0 £11,500
£400,000 £7,500 £5.000 £19,500
£500,000 £12,500 £10,000 £27,500
£750,000 £25,000 £25,000 £47,500

Stamp Duty calculator should be used for indicative purposes only. Please check with your conveyancer for exact amount relating to your property purchase.

All images are used for illustrative purposes only and are representative only. They may not be the same as the actual home you purchase and the specification may differ. Images may be of a slightly different model of home and may include optional upgrades and extras which involve additional cost. Individual features such as windows, brick, carpets, paint and other material colours may vary and also the specification of fittings may vary. Any furnishings and furniture are not included in any sale. Please check with our sales consultants for details of the exact specifications available at the development(s) for each type of home and the associated prices.