Stamp duty explained Stamp duty rates
Find out current stamp duty rates in England and Wales.
When you buy a house or flat that's going to be your primary home (rather than a holiday home or buy-to-let), you will pay stamp duty on everything above £125,000. If it's a buy-to-let or second home, you pay stamp duty on any property costing over £40,000.
Stamp duty is tiered, meaning that you pay different rates on different portions of the property price. Current stamp duty rates for first homes are set out in the graphic below. You can scroll down to see an example of how the tier system works and to find out how stamp duty works for buy-to-let and second home buyers.
If you're concerned about what stamp duty means for you, it's worth speaking to a mortgage adviser.
- Which? Mortgage Advisers 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. Call 0808 252 7987 for a free initial consultation.
- If you're moving house soon and want a no-obligation, fixed-price conveyancing quote, check out our new service, Which? Conveyancing
Stamp duty rates
Because stamp duty is tiered, you will pay a different stamp duty rate on different portions of the property value. When you buy a property you're planning to live in (i.e. not a buy-to-let property or second/holiday home), 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.
Take a look at this example to see how it works:
- 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)
Find out more: to find out exactly how much stamp duty you'll pay on the property you're buying, use our stamp duty calculator
Buy-to-let stamp duty rates
Anyone buying a second home or buy-to-let property - ie any property that won't be your primary residence - now has to pay an extra 3% on each tier of stamp duty. Find out exactly how much you'll have to pay using our buy-to-let stamp duty calculator.
Stamp duty in Scotland
When buying a property in Scotland, you'll pay Land and Buildings Transaction Tax (LBTT) instead of stamp duty. It's essentially the same tax with a different name and different bandings. Our guide to LBTT shows how much you'll pay.
- Buying and selling a property - our hub contains all the information you'll need
- How to get the best mortgage deal - find the right type of mortgage for you at the lowest price
- Moving house - how to make preparing for a move and moving day stress-free
Your home may be repossessed if you do not keep up repayments on your mortgage.
Which? Limited (registered in England and Wales number 00677665) is an Introducer Appointed Representative of Which? Financial Services Limited (registered in England and Wales number 07239342). Which? Financial Services Limited is authorised and regulated by the Financial Conduct Authority (FRN 527029). Which? Mortgage Advisers and Which? Money Compare are trading names of Which? Financial Services Limited. Registered office: 2 Marylebone Road, London NW1 4DF.