Stamp Duty Calculator

Instant stamp duty calculations


Stamp Duty News

A stamp duty holiday has been introduced until 31st March 2021.

LBTT and LTT holidays are also available in Scotland and Wales until 31st March 2021.

Stamp duty for buy to let property has increased substantially from April 2016.

Stamp duty for second homes also attracts a 3 percent surcharge from April 2016. Mobile homes, caravans and houseboats are exempt.

Stamp duty refunds are available for home movers replacing their main residence. The original home must be sold within 3 years.

Stamp duty calculations are different in England and Northern Ireland to LBTT calculations in Scotland and LTT calculations in Wales.

UK Stamp Duty Calculator

Calculate stamp duty (SDLT) in England and Northern Ireland with our instant stamp duty calculator.

The calculators have been updated following the introduction of a stamp duty holiday until 31st March 2021.

Calculate how much stamp duty you will pay:

  1. Select "Single Property" or "Additional Property".
  2. Enter purchase price.
  3. Click "Calculate" button for instant stamp duty calculations.

Single Property

Purchase Price

(Enter numbers only)


Full Calculation PDF

Additional Property

Purchase Price

(Enter numbers only)


Full Calculation PDF

You can calculate stamp duty holiday savings by comparing costs before and after the 31st March deadline on our stamp duty holiday page.

Stamp duty holiday

A stamp duty holiday has now been implemented and will be applied to all residential purchases until 31st March 2021. The initial threshold for normal purchases has risen from £125,000 to £500,000.

Transactions involving additional property, including second homes and buy to let investments, will continue to attract a 3% surcharge.

For more information please visit our stamp duty holiday page.

What are the new stamp duty rates?

The new freehold residential stamp duty rates in England and Northern Ireland are shown in the table below:

Tax Band Normal Rate Additional Property
less than £500k 0% 3%*
£500k to £925k 5% 8%
£925k to £1.5m 10% 13%
rest over £1.5m 12% 15%
* An additional property purchased for less than £40k will attract 0% tax. For purchases from £40k to £500k the SDLT rate will be 3% on full purchase price. The SDLT rates above apply to freehold residential purchases in England and Northern Ireland.

Stamp duty refunds

A stamp duty refund may be available if you are moving house. The refund may be claimed online or by post and can be submitted following the sale of your previous home.

Full qualifying criteria can be found in our moving house section.

Buy to let & second homes

Stamp duty rates have increased for anyone purchasing an additional property. Additional property types include buy to let investments and second homes. From April 2016 a 3% surcharge has been applied on top of the normal SDLT rate.

The higher stamp duty rates only apply to additional residential property. Land and other types of property are not normally considered when determining ownership of additional property for stamp duty purposes.

Full rates, exemptions and examples can be found on our buy to let stamp duty and SDLT for second homes pages.

Replacing a main residence

The higher rates of stamp duty should not apply when moving home. Normal rates of stamp duty will apply for anyone replacing a main residence even if they own two properties in the short term.

If a previous home is not sold immediately, stamp duty will be calculated at the higher rate and a refund may be claimed later.

Stamp duty refunds can be claimed up to 12 months after selling a previous home as long as the old home is sold within 3 years of purchasing the new one. The 3 year time limit may be extended if the sale of the old home is delayed because of COVID-19 or other exceptional circumstances.

More information can be found in our moving house section.

First time buyers

The initial stamp duty threshold for first time buyers has risen to £500k following the introduction of a stamp duty holiday. This means the majority of first time buyers will no longer pay any stamp duty.

First time buyer rates are temporarily in alignment with the rates for previous homeowners. All individuals are now able to take advantage of the stamp duty holiday which is set to last until 31st March 2021.

For more information please visit our stamp duty for first time buyers page.

Stamp duty for non-UK residents.

An increase to stamp duty for non-UK residents was announced in the 2020 Budget.

From April 2021 anyone living overseas will pay an additional 2 percent in stamp duty if they purchase a property in England or Northern Ireland.

The surcharge will apply to anyone who is non-UK tax resident including British Expats working and living overseas.This increase means that for an additional property the top rate of stamp duty will now be 17%.

The stamp duty surcharge could help take some heat out of the London property market where foreign investment is high.

It is hoped that the surcharge will help to control house price inflation and support UK residents planning to get onto and move up the housing ladder.

The Government intends to use the extra stamp duty revenue to provide new homes for the homeless.

More information, rates and calculations can be found on our stamp duty for non-UK residents page.

What is stamp duty?

Stamp Duty Land Tax (SDLT) is a tax levied on the purchase of property in England and Northern Ireland.

SDLT is a progressive tax and is charged at different rates depending on the purchase price of a property. There are a number of stamp duty tax bands with rates progressively rising from lower to higher bands.

When do you pay stamp duty?

Stamp duty now needs to be paid within 14 days after completing on a property purchase. The 14 day period for submitting a stamp duty return has been effective from March 2019 and has been reduced from 30 days.

In reality the reduced time frame should not have a significant impact on individuals. This is because most SDLT returns will be submitted by a solicitor or conveyancer acting on behalf of their client.

Stamp duty changes

Major changes to stamp duty were implemented in December 2014. The old stamp duty system was considered to be a "slab tax" whereby rates were incremented at each SDLT threshold and applied to the whole property purchase price.

Since 2014 stamp duty has become "progressive" and rate increases are applied between stamp duty thresholds, not to the final purchase price.

Further changes were made to the new stamp duty system in November 2017 when the government introduced first time buyer relief.

Stamp duty revenue

Stamp duty revenue has generally been on an upward trend over the last 40 years. Following the extensive stamp duty reform in 2014 stamp duty receipts continued to rise.

In 2017/18 stamp duty generated approximately £12.9 billion for the Government but this has fallen to about £11.9 in 2018/2019. First time buyer relief and uncertainty in the housing market are two factors being attributed to the decline in stamp duty revenue.

SDLT remains an important form of taxation for the Treasury despite some recent research suggesting that stamp duty may have a negative impact on the housing market.

This stamp duty calculator is designed to give you an idea of your stamp duty liability when buying a freehold residential property in England & N.Ireland. Stamp duty calculations are rounded down to the nearest pound.
SDLT Calculator

Stamp duty calculations with new stamp duty thresholds. One click SDLT Calculations!

SDLT Rates

UK stamp duty rates showing new and old SDLT thresholds. Instantly check UK SDLT rates.

LTT Calculator

Following Changes in 2018, Land Transaction Tax (LTT) has replaced Stamp Duty in Wales.

LBTT Calculator

Stamp Duty in Scotland is now called Land and Buildings Transaction Tax (LBTT).