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 changes in the stamp duty thresholds. 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.

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.

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.

The government raised stamp duty thresholds during the coronavirus pandemic. In England and Northern Ireland, the tax relief ended on 30 September 2021. In Scotland, the holiday ended on 31 March 2021; in Wales, it ended on 31 July 2021. However, thresholds were raised again in England and Northern Ireland from 23 September 2022. 

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.

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, which will add up over time, so it’s always cheaper to pay it straight away if you can.