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Stamp duty calculator

Use our stamp duty calculator to find out how much tax you'll pay.

In this article
Stamp duty calculator Covid-19: temporary stamp duty rates in England and Northern Ireland Video: how stamp duty works Home mover stamp duty rates
First-time buyer stamp duty rates Buy-to-let stamp duty rates When and how do I pay stamp duty?

Stamp duty calculator

Enter the price, location and purpose of the property you're buying and our stamp duty calculator will tell you how much tax you'll have to pay on it.

Covid-19: temporary stamp duty rates in England and Northern Ireland

Stamp duty thresholds in England and Northern Ireland have been temporarily increased as part of the government's response to the Covid-19 pandemic. 

A threshold of £250,000 will apply on purchases made between 1 July 2021 and 30 September 2021.

People buying a buy-to-let property or second home will need to pay a 3% surcharge on the below rates.

Portion of property price Stamp duty rate
£0-£250,000 (£0-£300,000 for first-time buyers) 0%
£250,001-£925,000 (£300,001-£925,000 for first-time buyers) 5%
£925,001-£1.5m 10%
£1.5m+ 12%

Stamp duty is a tax that you have to pay when buying property in England or Northern Ireland.

Stamp duty is tiered, meaning that you pay different rates on different portions of the property price.

You'll also pay different rates depending on whether you're a first-time buyer, home mover or buying a buy-to-let, second or holiday home.

 

Video: how stamp duty works

Home mover stamp duty rates

**Stamp duty rates in England and Northern Ireland have been temporarily cut: see here for the temporary rates.**

When you buy a property you're planning to live in (and you've owned a property before), you'll pay the following rates on each portion of the property price:

  • £0-£125,000: 0%
  • £125,001-£250,000: 2%
  • £250,001-£925,000: 5%
  • £925,001-£1.5m: 10%
  • Over £1.5m: 12%

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Take a look at this example to see how it works:

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

Stamp duty surcharge for overseas buyers

From 1 April 2021, overseas-based buyers of residential property in England and Northern Ireland will need to pay an extra 2% on top of the standard stamp duty rates, under measures announced in the 2020 Budget. 

First-time buyer stamp duty rates

Since November 2017, people buying their first home for less than £300,000 haven't had to pay any stamp duty at all.

First-time buyers purchasing properties for between £301,000 and £500,000, meanwhile, don't have to pay stamp duty on the first £300,000. Stamp duty of 5% will be charged on the amount between that and £500,000.

First-timers buying homes for more than £500,000 will have to pay stamp duty at the standard home mover rates.

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These rules mean that first-time buyers could save up to £5,000 on their stamp duty bill. The table below explains how much you'll save based on the price of your property. 

Property price Home mover stamp duty cost First-time buyer stamp duty cost Saving
£200,000 £1,500 £0 £1,500
£300,000 £5,000 £0 £5,000
£400,000 £10,000 £5,000 £5,000
£500,000 £15,000 £10,000 £5,000
£600,000 £20,000 £20,000 £0

 

First-time buyer stamp duty FAQs

 

Can I use the first-time buyer stamp duty relief for buy-to-let?

 

The first-time buyer stamp duty exemption/discount only applies if you're planning to use the property as your main residence.

If you're buying a buy-to-let property as a first-time buyer you will be charged home mover stamp duty rates.

 

Who counts as a first-time buyer?

 

To qualify for the first-time buyer stamp duty relief, you must never have owned a residential property before.

Owning residential property means holding an interest in a dwelling, whether freehold or leasehold - so, even if you only own part of a property, or you've inherited a property, these things still count as 'holding an interest', and would mean you're not considered a first-time buyer.

 

Do I qualify for stamp duty relief if I don't currently own a home?

 

The criteria requires first-time buyers to have never owned residential property before.

If you've ever owned a property - even if you then sold it and are now renting - you won't qualify for the relief.

You also won't qualify if you own or have previously owned a buy-to-let property.

 

Do I qualify for stamp duty relief if I previously owned a home outside England or Northern Ireland?

 

If you've ever owned a residential property anywhere in the world, you won't be considered a first-time buyer.

 

Do I qualify for stamp duty relief if I inherited or was gifted a property?

 

Unfortunately not: the rules are based on whether you have owned, rather than bought, a property before.

 

Do I qualify if I previously owned a share or interest in a property?

 

Under the legislation, anyone who has ever owned an 'interest' in a residential property is excluded from the relief.

Shared ownership schemes, or buying with a family member or partner, would count within these criteria.

 

Will I get stamp duty relief if my partner owns a home?

 

If you're buying with another person, every single purchaser must be a first-time buyer. Otherwise, stamp duty will be payable on the property at the standard rates. 


Buy-to-let stamp duty rates

**Stamp duty rates in England and Northern Ireland have been temporarily cut: see here for the temporary rates.**

Unless you're a first-time buyer or purchasing a property for £40,000 or less, anyone buying a second home, holiday home or buy-to-let property - i.e. any property that won't be your primary residence - has to pay an extra 3% on each tier of stamp duty in England and Northern Ireland, or 4% in Scotland and Wales.

First-time buyers purchasing buy-to-let property will be subject to standard home mover rates.

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Additional stamp duty for overseas purchasers

Since 1 April 2021, overseas-based buyers of property in England and Northern Ireland have been required to pay an additional 2% stamp duty surcharge on top of the normal rates. 

The 3% buy-to-let surcharge also applies, so foreign buyers purchasing buy-to-let properties or holiday homes will need to pay 5% more than the standard rates for UK home movers.

When and how do I pay stamp duty?

Property buyers in England and Northern Ireland have 14 days from the 'effective date' of the transaction (usually the date of completion) to pay their stamp duty bill. If you fail to do this on time, there's an automatic £100 fine.

In Scotland and Wales, buyers have 30 days to make the payment for the equivalent land taxes.

In terms of how you pay, usually your solicitor or conveyancer will handle the stamp duty return for you - but you are still responsible for making sure this is done on time.

You can also submit the stamp duty return yourself by completing a paper return.

If you don't need to pay stamp duty, you won't have to submit a return.

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