Stamp duty calculator

Stamp duty is a tax you have to pay when you buy a property or land in the UK. First-time buyers might qualify for stamp duty relief, depending on the price of the property.

Stamp duty holidays – with higher thresholds for paying the tax – have been applied during the COVID-19 pandemic. Some of these have already ended, with the remaining tax relief due to finish at the end of September. Our calculator will show you what you can expect to pay if you complete before or after the end of the stamp duty holiday.

Use our stamp duty calculator to find out how much you’d have to pay.

Calculate your Stamp Duty

Our stamp duty calculation is for guidance only. Tax rules can change, and people’s circumstances are different.

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How is stamp duty calculated?

How much stamp duty you’ll have to pay depends on:

Our calculator shows you the result for each of the home nations, so you can easily see what applies for the location of your new property.

Stamp duty, whichever part of the UK you’re in, is calculated in ‘bands’, which means you pay different rates on different ‘portions’ of the property price. If the property is under the threshold, then no stamp duty needs to be paid. For example, if the threshold was £125,000 you wouldn’t pay any stamp duty on properties of that price or less. And if the property cost £150,000, you’d just pay the tax on the £25,000 ‘portion’ of the cost.

See some examples of how this works out for England and Northern Ireland, Scotland and Wales.

Why you need to know how much stamp duty you’ll pay

Stamp duty can be a significant amount of money - thousands of pounds - so you’ll need to factor it into your homebuying budget.

Likewise, if you’re buying a second property to rent out, you’ll need to take account of the higher rate of stamp duty to check the property will give you a sound return on your investment after all costs and charges are taken into consideration.

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Frequently asked questions

How do I use the stamp duty calculator?

Start by entering the cost of the property you’re buying. If you’re still at the planning stage, put in what you think your maximum budget will be so you can see how much stamp duty you’ll need to pay. 

Select which type of buyer you are:

  • a first-time buyer
  • moving home 
  • buying an additional property.

Different stamp duty rates apply to these situations. Select calculate and you’ll be shown the results of how much you’ll need to pay, depending on where the property is situated – England and Northern Ireland, Scotland or Wales. 

The calculator is designed to show the impact of any current stamp duty holidays and will show the deadline that you need to complete before to gain that advantage. 

However, please bear in mind that the calculation is for guidance only and the final amount will depend on your particular circumstances. Your solicitor or conveyancer should tell you exactly how much you owe.

Who pays stamp duty?

Anyone buying a property costing more than the stamp duty threshold will need to pay the tax. It doesn’t matter if you have a mortgage or are a cash buyer. There are a few exceptions in which stamp duty doesn’t have to be paid:

  • When a portion of a home is transferred to a spouse or partner following a separation or divorce.
  • If you inherit the property (although the estate might have to pay inheritance tax). 
  • When you transfer the deeds of your home to another person as a gift.
  • If you fall into the first-time buyer category and are buying a home under the first-time buyer threshold. If you’re buying with someone else, you will both need to be first-time buyers to qualify. 

There are different, higher rates that you’ll need to pay on a second home or buy-to-let property if you already own a property. Our calculator is designed to give results for these situations too.

When do you pay stamp duty?

You have to pay within a set time frame after completion. In England and Northern Ireland, it’s 14 days. Scotland and Wales have a more generous 30 days to pay. Your solicitor should organise payment as part of their service. You could face a penalty if you don’t pay stamp duty on time.

When does the stamp duty holiday end?

It depends on where the property is in the UK. In England and Northern Ireland, the tax relief ends on 30 September 2021. In Scotland, the holiday ended on 31 March 2021; in Wales, it ended on 31 July 2021.

What happens if I exchange before the deadline and complete after?

If you manage to exchange before the end of the holiday, but complete after, you’ll have to pay the tax. Only property sales that fully complete before the deadline qualify for the relief.

How much stamp duty does a first-time buyer pay?

It depends on several things:

  • Where in the UK you’re buying your property – in England, Scotland and Northern Ireland, there’s a tax break for first-time buyers, but Wales doesn’t offer this.
  • How much the property costs – if you’re buying a property that’s under the first-time buyer limit, then you won’t pay tax. If the cost exceeds this limit, you’ll have to pay tax on the amount over the limit. For a very expensive property, you may need to pay standard rates of stamp duty as you won’t qualify for first-time buyer’s relief.
  • Whether all purchasers are first-time buyers – for example, if two people are buying together and one has owned a home in the past but the other hasn’t, you won’t qualify for the tax break.

To qualify for the tax relief, you’ll need to be intending to live in the property as your only or main residence.

Can I add stamp duty to my mortgage?

Yes, you may be able to add the stamp duty payment to your mortgage - it’s a common option if you’re unable to pay up front, alongside all the other fees you’re being asked to pay. Be aware, though, that it will incur mortgage interest charges, so it’s always cheaper to pay it straight away if you can.