Stamp Duty Calculator

Enter the market value of the property
(or the value of the share being purchased or transferred)
Stamp Duty is paid at different rates, depending on the purchase price and if you own more than one property (read more about the second home stamp duty charge below).

You should Call HMRC for help with Stamp Duty Land Tax queries and to confirm your own personal liability on 0300 200 3510 Opening times: 8.30am to 5pm, Monday to Friday (closed weekends).

Property Price
Standard Rate of Stamp Duty
Additional Home Rate
Non UK Resident Rate
£0 - £125,000
£125,001 - £250,000
£250,001 - £925,000
£925,001 - £1.5 million
Over £1.5 million

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What is stamp duty?

Stamp duty land tax is payable when you buy land or property over a certain price. You can use the above stamp duty calculator to work your liability using the current tax band rates.

The process for paying your stamp duty is easy for buyers because your solicitor will normally do this for you. After completion the solicitor files a Stamp Duty Land Tax (SDLT) Form with the HM Revenue & Customs online (although some can still submit a paper submission). Even if there is no stamp duty liability, the solicitor is still required to file a tax return.

Any stamp duty payable must be paid within 30 days after the completion date. Although there is this 30 day payment term, if you are getting a mortgage, it is part of the mortgage lender's regulations that the solicitor is in funds with the stamp duty before completion can take place. This means that you should be prepared to make payment to your solicitor for any stamp duty liability the day before your completion date is set.

Need tax advice on your property transaction?

  • Get up-to-date property tax advice on SDLT, CGT, IHT, Personal versus partnership versus company structure.
  • Free 15-minute initial consultation with a qualified accountant from our panel of tax advisors.
  • Ask your tax questions and get guidance on what you can do next.
  • If there is some further accountancy work required, then you'll be quoted for this as a separate piece of work with no obligation to purchase.

Budget till 2025 - First Time Buyer Stamp Duty Relief

As of the 23rd September 2022, First time buyers in England do not pay any SDLT on purchases below the threshold of £425,000, when buying a residential property worth £625,000 or less.

Who is a first time buyer?

In order to count as a first time buyer, a purchaser must not, either alone or with others, have previously acquired a major interest in a dwelling or an equivalent interest in land situated anywhere in the world (this includes inheritances and gifts).

What SDLT banding is used for the £425,001 to £625k?

You will pay 5% SDLT on the portion from £425,001 to £625,000

For Example, if your purchase price is £600,000 then you pay stamp duty of £8,750 (0.05 x £175,000).

What if the first time buyer doesn’t live in the property?

All the purchasers must intend to occupy the dwelling as their only or main residence. In cases where an individual resides at only one dwelling, that will be their only or main residence. You cannot benefit from the stamp duty relief for buy to let properties.

Do I get first time buyer relief on my shared ownership?

First time buyer stamp duty relief applies to all shared ownership purchases. The same limits apply.

How much stamp duty is payable?

The amount of stamp duty that you pay depends on whether the land/property is residential or non-residential or mixed use. The above calculator should only be used for Residential land or property.

You pay SDLT on the consideration paid for the land or property. In most circumstances this will be the amount of money a buyer pays to the seller for the property. Consideration isn't always an exchange of money, it could also be:

  • giving of goods (giving a personal possession in exchange for the land/property);
  • providing works or services (giving work or a service in exchange for the land or property);
  • release from a debt; and/or
  • transfer of a debt, including the balance of an outstanding mortgage;

In the circumstances above, the value of the consideration (for example the value of the goods given) is the value used to calculate the stamp duty on. If you are looking to transfer a property between family then you need to read Gifting Property - 4 ways to gift your property

Frequently Asked Questions

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