Professional Mortgage Advice

Stamp Duty Calculator

You must pay Stamp Duty Land Tax (SDLT) if you buy a property or land over a certain price in England and Northern Ireland.

The tax is different if the property or land is in:

  • Scotland - pay Land and Buildings Transaction Tax
  • Wales - pay Land Transaction Tax if the sale was completed on or after 1 April 2018

Tax treatment is based on individual circumstances and may be subject to change in the future.

Information is based on our current understanding of taxation legislation and regulations. Any levels and bases of, and reliefs from taxation, are subject to change.

The Financial Conduct Authority does not regulate tax planning.

Stamp Duty Holiday (Until 30th September 2021)

The stamp duty holiday in England and Northern Ireland where buyers of homes valued at up to £500,000 will no longer pay any stamp duty on their house purchase, ended on 30th June. But "some" buyers will still get a reduction until the end of September.

The Chancellor has extended the stamp duty land tax "holiday" to homebuyers in England and Northern Ireland until the end of September, but only for the first £250,000. This will mean a saving for single purchasers or second home purchasers. It won't make any difference to First Time Buyers as they are exempt on the first £300,000 anyway.

Stamp Duty Holiday

Use our calculator to see how much stamp duty you will pay. The figure in red is the “new stamp duty holiday figure” you will pay until 30th September 2021.

The stamp duty holiday applies to completion date of the mortgage.

Rates if you're buying your first home

You can claim a discount (relief) so you don't pay any tax up to £300,000 and 5% on the portion from £300,001 to £500,000.

The Chancellor extended stamp duty relief given to first-time buyers to those buying shared ownership homes (on properties up to £500,000). This means for homes with a purchase price up to £500,000 first-time buyers and shared ownership purchases won't pay any tax on the first £300,000 and then 5% on the portion from £300,001 to £500,000.

If the price is over £500,000, you follow the rules for people who've bought a home before.

Rates if you've bought a home before

Up to £125,000 Zero
The next £125,000 (the portion from £125,001 to £250,000) 2%
The next £675,000 (the portion from £250,001 to £925,000) 5%
The next £575,000 (the portion from £925,001 to £1.5 million) 10%
The remaining amount (the portion above £1.5 million) 12%

Higher rates for additional properties

You'll usually have to pay 3% on top of the normal SDLT rates if buying a new residential property means you'll own more than one.

If you're replacing your main residence

You won't pay the extra 3% SDLT if the property you're buying is replacing your main residence and that has already been sold.

If there's a delay selling your main residence and it hasn't been sold on the day you complete your new purchase:

  • you'll have to pay higher rates because you own 2 properties
  • you may be able to get a refund if you sell your previous main home within 36 months

See full stamp duty relief info

Revised Stamp Duty!

Stamp Duty Holiday - some relief still until end September

Purchase Price:
Buyer Type: First Time Buyer
Single Property
Additional Property
Stamp Duty: £0
** Revised Stamp Duty: £0

This is only an indication of stamp duty costs.

Calculator written by IFA Web Pro ©

First Time Buyer £500,000 or below

Tax Band % Taxable Sum Tax
£300k to £500k 5 £0 £0

Single Purchase (or FTB above £500,000)

Tax Band % Taxable Sum Tax
less than £125k 0 £0 £0
£125k to £250k 2 £0 £0
£250k to £925k 5 £0 £0
£925k to £1.5m 10 £0 £0
rest over £1.5m 12 £0 £0

Second Home

Tax Band % Taxable Sum Tax
less than £125k 3 £0 £0
£125k to £250k 5 £0 £0
£250k to £925k 8 £0 £0
£925k to £1.5m 13 £0 £0
rest over £1.5m 15 £0 £0