UK Stamp Duty Calculator
Calculate your Stamp Duty Land Tax (SDLT) liability for residential property purchases in England and Northern Ireland
Stamp Duty Calculator
Your Stamp Duty Calculation
Tax Breakdown:
Understanding Stamp Duty
What is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a tax paid by individuals and companies when purchasing property or land in England and Northern Ireland. The tax applies to both freehold and leasehold properties, whether residential or non-residential.
Note: Scotland and Wales have their own property tax systems – Land and Buildings Transaction Tax (LBTT) in Scotland and Land Transaction Tax (LTT) in Wales.
Current SDLT Rates (2023)
The UK government uses a tiered system for calculating stamp duty:
Standard Residential Rates:
- 0% on the first £250,000
- 5% on the portion from £250,001 to £925,000
- 10% on the portion from £925,001 to £1.5 million
- 12% on the portion above £1.5 million
First-Time Buyers:
First-time buyers receive relief on properties up to £625,000:
- 0% on the first £425,000
- 5% on the portion from £425,001 to £625,000
Additional Properties:
For second homes or buy-to-let properties, an extra 3% is added to each band:
- 3% on the first £250,000
- 8% on the portion from £250,001 to £925,000
- 13% on the portion from £925,001 to £1.5 million
- 15% on the portion above £1.5 million
Stamp Duty Tips
First-Time Buyer Advantage
If you’re a first-time buyer, ensure you claim your relief. For properties up to £625,000, you’ll pay no stamp duty on the first £425,000.
Timing Your Purchase
Stamp duty rates can change with government budgets. Keep an eye on announcements as temporary reductions sometimes occur.
Multiple Properties
If you’re buying multiple properties at once, you may qualify for multiple dwellings relief, which can significantly reduce your tax liability.
What is Stamp Duty in the UK?
Stamp Duty is a tax paid on property purchases in the UK, based on the price and type of property.
Who has to pay Stamp Duty in the UK?
Anyone purchasing residential or commercial property above a certain price threshold in the UK must pay Stamp Duty.
How is Stamp Duty calculated?
Stamp Duty is calculated in bands based on the purchase price of the property, with different rates applied to each band.
What are the current Stamp Duty rates in the UK (2025)?
As of 2025, rates vary depending on property value, buyer type (first-time, investor), and property location.
How does the calculator work?
Enter your property value and buyer status into our tool to instantly see your estimated Stamp Duty.
Do first-time buyers pay Stamp Duty?
First-time buyers in the UK may receive relief and pay reduced or no Stamp Duty on properties under a certain price.
Is Stamp Duty different in Scotland or Wales?
Yes, Scotland uses LBTT and Wales uses LTT, each with separate thresholds and rates.
Do I pay Stamp Duty on second homes?
Yes, and an additional 3% surcharge applies to second homes and buy-to-let properties.
When is Stamp Duty paid?
Stamp Duty must be paid within 14 days of property completion.
Can I avoid paying Stamp Duty?
Stamp Duty is legally required, but exemptions or reliefs may apply in specific cases.
Is Stamp Duty the same for leasehold and freehold properties?
Yes, Stamp Duty is calculated based on the purchase price, regardless of leasehold or freehold status.
Are there any Stamp Duty exemptions?
Certain exemptions exist, including for inherited properties and transfers due to divorce or separation.
How can I reduce my Stamp Duty bill?
Using legal tax planning strategies or qualifying for first-time buyer relief can reduce your liability.
Does Stamp Duty apply to commercial properties?
Yes, but commercial Stamp Duty rates differ from residential rates.
Can foreign buyers use the UK Stamp Duty calculator?
Yes, but non-UK residents may have to pay an additional 2% surcharge.
What happens if I don’t pay Stamp Duty on time?
You may face interest charges and penalties from HMRC.
Is Stamp Duty included in my mortgage?
No, Stamp Duty is a separate cost and must be paid directly to HMRC.
Can I use this calculator for buy-to-let properties?
Yes, the calculator includes options for second homes and investment properties.
Does the calculator include regional variations?
Yes, it can adjust for properties in England, Scotland, Wales, and Northern Ireland.
Is your Stamp Duty calculator updated for 2025?
Yes, our calculator reflects the latest 2025 Stamp Duty thresholds and rates.
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