How This Stamp Duty Calculator Works
This stamp duty calculator helps you estimate the Stamp Duty Land Tax (SDLT) you’ll pay when buying a property in the UK.
Simply input the property’s purchase price, and the calculator does the rest. It considers the current SDLT rates and any applicable exemptions or surcharges.
Whether you’re a first-time buyer, home mover, or investing in a second property, this tool’s got you covered.
How To Use The Stamp Duty Calculator?
Using our stamp duty calculator is simple, here’s how to get started:
- Select your location: England/Northern Ireland, Wales, or Scotland.
- Enter the purchase price of your desired property.
- Choose your buyer status: first-time buyer, or second home/buy-to-let investor.
- Click ‘calculate’ to see your stamp duty in seconds.
Note: This calculator estimates Stamp Duty Land Tax (SDLT) for England and Northern Ireland, Land Transaction Tax (LTT) for Wales, and Land and Buildings Transaction Tax (LBTT) for Scotland. Each region has its own stamp duty tax rates. ⬇️
📝Things To Consider
While our stamp duty calculator is a handy tool, there are a few things to keep in mind:
- Accuracy is key – The results you get are only as good as the information you put in. Double-check your figures to ensure you’re getting the most reliable estimate.
- It’s not set in stone – This calculator gives an estimate based on current rates and your input. The actual amount you pay might differ slightly due to various factors.
- Privacy matters – Rest assured, this calculator doesn’t store any of your personal information. It’s purely for calculation purposes.
- Not a mortgage offer – Remember, this is just a stamp duty estimate. It’s not linked to any mortgage offer or application.
- Stay updated – Stamp duty rates can change. While we strive to keep our calculator up-to-date, always check the latest rates on the official government website.
- Seek professional advice – For complex cases or if you’re unsure, it’s always best to consult with a solicitor or financial advisor.
What Do Your Results Mean?
After you’ve crunched the numbers, you’ll see your estimated stamp duty.
But what does this figure actually mean for you? 🤔
The result shows the amount of tax you’ll need to pay to HM Revenue and Customs (HMRC) when you purchase your property.
This is on top of your property price and other associated costs like solicitor fees or mortgage arrangement fees.
If you’re a first-time buyer, you might see a lower figure or even zero stamp duty, thanks to the first-time buyer relief. 😉
For home movers, the amount will depend on the property value and current rates.
And if you’re buying a second home or buy-to-let property, you’ll notice a higher figure due to the additional 3% surcharge.
Remember, this is an important cost to factor into your budget.
You’ll need to pay your stamp duty within 14 days of completing your property purchase, so it’s crucial to have this amount ready. 🗓️
Digging Deeper: Stamp Duty Land Tax (SDLT) Explained
What is Stamp Duty?
Stamp Duty Land Tax (SDLT) , often simply called stamp duty, is a tax you pay when buying property or land over a certain price in England and Northern Ireland.
It’s a chunk of money that often catches first-time buyers off guard, so it’s crucial to understand what it is and how it works.
Historically, stamp duty dates back to the 17th century when physical stamps were used on documents to show the tax had been paid.
While we’ve moved on from actual stamps, the name has stuck around.
Why Stamp Duty Matters?
Well, it’s a significant cost that can impact your property purchase in several ways:
- Budget planning – Stamp duty can add thousands to your property purchase. Knowing how much you’ll need to pay helps you budget accurately.
- Affordability – The amount of stamp duty you’ll pay can affect how much house you can afford. It might mean the difference between your dream home and your second choice.
- Investment decisions – For buy-to-let investors or second home buyers, stamp duty can significantly impact the profitability of your investment.
- Market influence – Changes in stamp duty rates can influence the property market, affecting both buyers and sellers.
How Much Stamp Duty Will I Pay?
As discussed, the amount of stamp duty you’ll pay depends on several factors, including the property price, your buyer status, and whether it’s your main residence or an additional property.
Let’s break it down:
Stamp Duty Current Rates
Standard Stamp Duty Land Tax (England & Northern Ireland):
For standard purchases (not first-time buyers or additional properties), the rates as of April 2024 are:
| Property Price (£) | SDLT rate |
| £0 to £250,000 | Zero |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Remember, stamp duty is calculated in bands.
For example, if you’re buying a property for £400,000, you’d pay:
- 0% on the first £250,000 = £0 5%
- On the remaining £150,000 = £7,500
- Total stamp duty = £7,500
First Time Buyer SDLT:
If you’re a first-time buyer, you get a better deal:
| Property Price(£) | SDLT rate |
| £0 to £425,000 | Zero |
| £425,001 to £625,000 | 5% |
| Over £625,000 | Standard rates apply |
This relief can save first-time buyers up to £11,250, making that first step onto the property ladder a bit easier.
Second Home/ Buy-to-Let Property Stamp Duty:
Buying a second home or buy-to-let property? You’ll need to pay an additional 5% on top of the standard rates:
| Property Price (£) | SDLT Rate (Buy-to-Let) |
| £0 – £40,000 | 0% |
| £0 – £250,000 | 5% |
| £250,001 – £925,000 | 10% |
| £925,001 – £1.5m | 15% |
| Over 1.5m | 17% |
England and Northern Ireland Rates
Wales uses Land Transaction Tax (LTT)
Standard Rates:
| Property Price (£) | LTT Rate |
| Up to £225,000 | 0% |
| £225,001 to £400,000 | 6% |
| £400,001 to £750,000 | 7.5% |
| £750,001 to £1.5 million | 10% |
| Over £1.5 million | 12% |
Wales Land Transaction Standard Tax Rates
Wales doesn’t have a specific first time buyer relief. Instead, all residential property purchases up to £225,000 are exempt from Land Transaction Tax (LTT), applicable to all buyers, not just first-time buyers
Second Home/Buy-to-Let Properties Land Transaction Tax (LTT) Rates:
If you’re buying a second home, a 4% surcharge is applied on top of standard rates. Below are the current rates for second home purchases:
| Property Price (£) | LTT Rate (Buy-to-Let) |
| Up to £180,000 | 4% |
| £180,001 – £250,000 | 7.5% |
| £250,001 – £400,000 | 9% |
| £400,001 – £750,000 | 11.5% |
| £750,000 – £1.5 million | 14% |
| Over £1.5 million | 16% |
Wales Land Transaction Tax (LTT) Buy-to-let Rates
Scotland uses Land and Buildings Transaction Tax (LBTT)
Standard Rates:
| Property Price (£) | LBTT Rate |
| Up to £145,000 | 0% |
| £145,001 to £250,000 | 2% |
| £250,001 to £325,000 | 5% |
| £325,001 to £750,000 | 10% |
| Over £750,000 | 12% |
Scotland Land and Buildings Transaction Standard Tax Rates
First Time Buyers LBTT Rates:
| Property Price (£) | LBTT Rate |
| Up to £175,000 | 0% |
| £175,001 to £250,000 | 2% |
| Over £250,001 | Standard rates apply |
Scotland First time buyers relief applies to properties below £175,000
Second Home/Buy-to-Let Properties LBTT Rates:
For second home purchases, you must pay an Additional Dwelling Supplement (ADS) of 6% on the full property price over £40,000. This new rate applies to all transactions made from December 16, 2022, onwards.
For agreements made on or before December 15, 2022, the previous ADS rate of 4% still applies.
Here are the current band rates:
| Property Price (£) | LBTT Rate (Buy-to-Let) |
| £40,000 or less | 0% |
| £0 – £145,000 | 6% |
| £145,001 – £250,000 | 8% |
| £250,001 – £325,000 | 11% |
| £325,001 – £750,000 | 16% |
| £750,000 over | 18% |
Scotland LBTT Buy-to-let Tax Rates
When Do I Pay Stamp Duty?
Timing is crucial when it comes to stamp duty. ⏳
You need to pay your stamp duty within 14 days of completing your property purchase. This is when you become the legal owner of the property.
Here’s how it typically works:
- Your solicitor will usually handle the payment and submission of the stamp duty return to HMRC.
- They’ll often add the stamp duty amount to their fees, so you pay it all in one go.
- If you’re taking out a mortgage, your lender might insist on seeing proof that stamp duty has been paid before releasing the funds.
Missing the 14-day deadline can result in penalties and interest charges, so it’s crucial to ensure everything is sorted promptly.
What Does Stamp Duty Mean For My Mortgage?
Stamp duty and mortgages are closely linked, but they’re separate costs.
Your stamp duty isn’t part of your mortgage loan, but it does impact your overall property purchase in several ways:
- Deposit impact – The money you need for stamp duty can’t go towards your deposit. This might mean you need to save more or borrow at a higher loan-to-value ratio.
- Affordability checks – Lenders will factor in your stamp duty when assessing how much you can afford to borrow.
- Cash flow – You’ll need to have the cash available to pay stamp duty when you complete your purchase, on top of your deposit and other moving costs.
- Mortgage product choice – The amount of stamp duty you need to pay might influence which mortgage product you choose, especially if you’re stretching your budget.
Can I Add Stamp Duty To My Mortgage?
It’s a common question: can you just add your stamp duty to your mortgage? 🧐
While it might seem like an easy solution, it’s not straightforward and often not advisable.
Here’s why:
- Most lenders don’t allow it – The majority of mortgage lenders in the UK won’t let you add stamp duty to your loan.
- Increased borrowing – If a lender does allow it, you’d be borrowing more, which means higher monthly repayments and more interest over the life of the mortgage.
- Higher loan-to-value – Adding stamp duty to your mortgage increases your loan-to-value ratio, potentially pushing you into a higher interest rate band.
- Affordability issues – Remember, lenders have strict affordability criteria. Adding stamp duty to your mortgage might push you over their limits.
Instead of adding stamp duty to your mortgage, consider these alternatives:
- Save separately for your stamp duty alongside your deposit. 💷
- Look into government schemes like the Lifetime ISA that can help you save for both deposit and stamp duty.
- Consider asking family for help, but be aware of the implications of gifted deposits.
Do Non-UK Residents Pay SDLT?
Yes, non-UK residents do pay Stamp Duty Land Tax when buying property in England or Northern Ireland.
In fact, since April 2021, they pay an additional 2% surcharge on top of the standard rates (including the 3% surcharge for second homes if applicable).
This means non-resident buyers could pay up to 17% stamp duty on properties over £1.5 million. The surcharge applies to both individuals and companies.
There are some exceptions and complex rules around residency status, so if you’re a non-UK resident looking to buy property, it’s crucial to get professional advice to understand your exact liability.
The Bottom Line
There you have it – Stamp duty, sounds daunting, doesn’t it?
But here’s the thing: it’s a crucial part of buying property in the UK, and it doesn’t have to be a headache.
With our stamp duty calculator, you can breeze through budgeting and dodge those nasty surprises.
Just remember, stamp duty rates and thresholds can shift, so always stay updated. And while our calculator is a fantastic launchpad, a professional’s touch is irreplaceable.
Here’s where whole-of-market mortgage brokers can help.
They have access to a wide range of lenders and can find the perfect mortgage deal for YOU.
They guide you through the mortgage process, reduce stress, and secure the BEST terms.
Need a good broker? Reach out. We’ll connect you with a seasoned pro who’ll turn your mortgage maze into a straight path.
Whether you’re a first-time buyer, a home mover, or an investor, understanding stamp duty early and having a good broker will help you make smart decisions and ensure a smoother property buying journey.
Happy house hunting! 😀
FAQs
Do I have to pay stamp duty when remortgaging?
Good news! You don’t typically have to pay stamp duty when you remortgage.
Stamp duty is only payable when you buy a property, not when you switch mortgage deals or lenders on the same property.
However, there are a couple of exceptions:
- If you’re increasing your mortgage amount and your lender requires you to transfer equity (e.g., adding or removing someone from the property deeds), you might have to pay stamp duty on the ‘consideration’ for the transfer.
- If you’re transferring a share of the property to someone else as part of the remortgage, this could potentially trigger stamp duty.
These situations are complex, so always seek professional advice if you’re unsure.
Can I reduce stamp duty?
While you can’t avoid paying stamp duty if you’re liable for it, there are legal ways to potentially reduce your bill:
- First-time buyer relief (we talked about this earlier…)
- Buy just under a threshold – For example, buying at £500,000 instead of £510,000 could save you £500 in stamp duty.
- Transfer of equity – In some cases, transferring equity before a sale might reduce the stamp duty payable.
- Mixed-use properties – If part of the property is non-residential, you might qualify for lower commercial property rates.
- Multiple dwellings relief – This could reduce stamp duty if you’re buying more than one property in a single transaction.
Remember, tax avoidance schemes are risky and often illegal. Always seek professional advice and ensure you’re operating within the law.
How much is shared-ownership stamp duty?
Shared ownership properties have special stamp duty rules. You have two options:
- Pay stamp duty on the full market value upfront – This might be beneficial if the full value is within the first-time buyer relief threshold.
- Pay stamp duty in stages:
- Pay on the initial share you’re buying (if it’s over £40,000)
- Pay on any additional shares you buy later (known as ‘staircasing’)
- Pay on the remaining value when you own 80% or more
The rates depend on whether you’re a first-time buyer and the property value.
It’s a complex area, so using a stamp duty calculator and getting professional advice is crucial for shared ownership purchases.
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