Stamp duty explained Stamp duty rates

House and pile of coins

Stamp duty rates vary depending on the value of the property you're buying

The stamp duty rates you pay when buying a property vary from 0% to 12%, depending on the value of the property, and are tiered.

As of 4 December 2014, stamp duty rates are changing - and the amount you pay will be tiered, like income tax.

In simple terms, you won't pay any stamp duty on the first £125,000. You’ll then pay 2% on the portion up to £250,000, and 5% on the portion up to £925,000. Between that point and £1.5 million, it’s 10% - then 12% on anything over £1.5 million.

The new stamp duty rates are set out in the table below. You can scroll down for an example of how it works.

Go further: The Which? Group offers an independent mortgage advice service, Which? Mortgage Advisers, that looks at thousands of mortgages to find the best deal for your personal circumstances. The advisers are also able to explain how stamp duty works and how it will affect you.

Stamp duty rates

The table below shows the new stamp duty rates, which are valid from 4 December 2014. 

Stamp duty rates
Purchase price of property% paid on the part of the property price within each tax band
£0-£125,0000%
£125,001-£250,0002%
£250,001-£925,0005%
£925,001-£1,500,00010%
£1,500,001+12%

Stamp duty calculator

To find out how much stamp duty you'll pay on the property you're buying, use our stamp duty calculator.

Or, to understand more about how the tiering system works, check out our example:

  • Property price: £275,000
  • Portion 1: £0-£125,000 - 0% tax, so total paid for this chunk of the purchase price = £125,000
  • Portion 2: £125,000.01-£250,000 - 2% tax (£2,500) + £125,000 = £127,500
  • Portion 3: £250,000.01-£275,000 - 5% tax (£1,250) + £25,000 = £26,250
  • Total paid: £278,750 (£3,750 of which is stamp duty)

If you're selling your home, you don't have to pay stamp duty on it, but it's worth keeping stamp duty rates in mind when setting your price. If you set the asking price just above a threshold for stamp duty, you could struggle to attract buyers. 

Breaking a property into smaller units for stamp duty purposes won't work - HMRC will treat them as one transaction.

Go further: the cost of buying a house - we list other expenses that homebuyers will need to budget for 

Is stamp duty payable on fixtures and fittings?

No, stamp duty is not payable on things like domestic appliances (washing machines, dishwashers etc), carpets, curtains and furniture. If these items are included in the price you pay for the house, you can usually deduct them before calculating your stamp duty bill.

This can significantly reduce the amount of stamp duty you have to pay, as it could take you into a lower stamp duty rate band.

Watch out though - HMRC won't let you get away with putting an unrealistically high price on fixtures and fittings.

Go further: moving house: a step-by-step guide - what to expect, and when

More on this...

Which Ltd is an Introducer Appointed Representative of Which? Financial Services Ltd, which is authorised and regulated by the Financial Conduct Authority. Which? Mortgage Advisers, Which? Insurance Advisers and Which? Money Compare are trading names of Which? Financial Services Limited.