Stamp Duty Calculator

Instant stamp duty calculations

UK Stamp Duty Calculator

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

The stamp duty calculators have been updated to reflect the end of the stamp duty holiday transition period on 30th September 2021. For non-UK resident calculations please use our non-UK resident stamp duty calculator.

Calculate how much stamp duty you will pay:

  1. Select "First Time Buyer", "Moving Home" or "Additional Property".
  2. Enter purchase price.
  3. Click "Calculate" button for instant stamp duty calculations.

First Time Buyer


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Moving Home


Purchase Price

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Additional Property


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Can you claim a stamp duty refund?

If you already own a property and move to a new home it may be possible to claim a higher rate stamp duty refund. More information can be found in our moving house section.

Stamp duty calculations - Moving home

The section below provides example stamp duty calculations for standard rate transactions including purchases made by home movers.The SDLT calculations apply to freehold residential purchases in England and Northern Ireland with a completion date on or after 1st October 2021.

1. Purchase price £250,000

On a property purchased for £250,000 the total stamp duty payable would be £2,500. From 1st October 2021, the initial stamp duty threshold is £125,000. No stamp duty is payable on the first £125,000 and £2,500 is payable on the £125,000 portion within the next band between £125,000 & £250,000.

Band % Taxable Sum Tax
less than £125k 0% £0 £0
£125k to £250k 2% £125,000 £2,500
£250k to £925k 5% £0 £0
£925k to £1.5m 10% £0 £0
rest over £1.5m 12% £0 £0
Total SDLT £2,500

2. Purchase price £500,000

On a property purchased for £500,000 the total stamp duty payable would be £15,000. No stamp duty is payable on the first £125,000, £2,500 is payable on the £125,000 portion between £125,000 & £250,000 and £12,500 is payable on £250,000 in the next band between £250,000 & £925,000

Band % Taxable Sum Tax
less than £125k 0% £0 £0
£125k to £250k 2% £125,000 £2,500
£250k to £925k 5% £250,000 £12,500
£925k to £1.5m 10% £0 £0
rest over £1.5m 12% £0 £0
Total SDLT £15,000

3. Purchase price £750,000

On a property purchased for £750,000 the total stamp duty payable would be £27,500. The stamp duty calculation is as follows: No stamp duty is payable on the first £125,000, £2,500 is payable on the £125,000 portion between £125,000 & £250,000 and £25,000 is payable on £500,000 in the next band between £250,000 & £925,000.

Band % Taxable Sum Tax
less than £125k 0% £0 £0
£125k to £250k 2% £125,000 £2,500
£250k to £925k 5% £500,000 £25,000
£925k to £1.5m 10% £0 £0
rest over £1.5m 12% £0 £0
Total SDLT £27,500

Stamp duty calculations - Additional property

The following section gives example stamp duty calculations for higher rate transactions including buy to let and second home purchases.The SDLT calculations below apply to freehold residential purchases in England and Northern Ireland with a completion date after 1st October 2021.

1. Purchase price £250,000

On a property purchased for £250,000 the total stamp duty payable would be £10,000. The stamp duty calculation is as follows: £3,750 is payable on £125,000 within the initial band up to £125,000 and £6,250 is payable on the £125,000 portion between £125,000 & £250,000.

Band % Taxable Sum Tax
less than £125k 3*% £125,000 £3,750
£125k to £250k 5% £125,000 £6,250
£250k to £925k 8% £0 £0
£925k to £1.5m 13% £0 £0
rest over £1.5m 15% £0 £0
Total SDLT £10,000
* An additional property purchased for less than £40k will attract 0% tax. For purchases from £40k to £125k the SDLT rate will be 3% on full purchase price.

2. Purchase price £500,000

On a property purchased for £500,000 the total stamp duty payable would be £30,000. £3,750 is payable on the first £125,000, £6,250 is payable on the £125,000 portion between £125,000 & £250,000 and £20,000 is payable on £250,000 in the next band between £250,000 & £925,000

Band % Taxable Sum Tax
less than £125k 3*% £125,000 £3,750
£125k to £250k 5% £125,000 £6,250
£250k to £925k 8% £250,000 £20,000
£925k to £1.5m 13% £0 £0
rest over £1.5m 15% £0 £0
Total SDLT £30,000
* An additional property purchased for less than £40k will attract 0% tax. For purchases from £40k to £125k the SDLT rate will be 3% on full purchase price.

3. Purchase price £750,000

On a property purchased for £750,000 the total stamp duty payable would be £50,000. The stamp duty calculation is as follows: £3,750 is payable on the first £125,000, £6,250 is payable on the £125,000 portion between £125,000 & £250,000 and £40,000 is payable on £500,000 in the next band between £250,000 & £925,000.

Band % Taxable Sum Tax
less than £125k 3*% £125,000 £3,750
£125k to £250k 5% £125,000 £6,250
£250k to £925k 8% £500,000 £40,000
£925k to £1.5m 13% £0 £0
rest over £1.5m 15% £0 £0
Total SDLT £47,500
* An additional property purchased for less than £40k will attract 0% tax. For purchases from £40k to £125k the SDLT rate will be 3% on full purchase price.

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

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 a progressive tax with rate increases applied between specific stamp duty thresholds instead of being applied to the final purchase price of a property.

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

A stamp duty holiday was introduced on 8th July 2020 and ended on 30th June 2021.

A further stamp duty holiday transition period ran from 1st July 2021 until 30th September 2021. During the transition period the initial zero rate threshold has been set at £250,000.

From 1st October 2021 stamp duty rates and thresholds have reverted to those in place before the stamp duty holiday.

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.

What are the stamp duty rates?

The freehold residential stamp duty rates in England and Northern Ireland are shown in the tables below.

SDLT rates from 1st October 2021.

The table below shows stamp duty rates from October 2021 when thresholds and rates reverted to those in place before the stamp duty holiday.

Tax Band Normal Rate Additional Property
less than £125k 0% 3%*
£125k to £250k 2% 5%
£250k 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 £125k the SDLT rate will be 3% on full purchase price.

Stamp duty holiday

The stamp duty holiday was introduced in July 2020 as part of an economic response to the Covid-19 Pandemic. The stamp duty holiday was extended for another 3 months following the 2021 spring Budget and ended on 30th June 2021. During this period the zero rate threshold for standard purchases increased from £125,000 to £500,000 meaning the majority of homemover and first time buyer transactions did not attract any SDLT.

When the stamp duty holiday ended on 30th June 2021 the initial zero rate threshold reduced from £500,000 to a new temporary threshold of £250,000.

The temporary £250,000 threshold remained in place until 30th September and offered additional stamp duty relief for transactions completing after the stamp duty holiday ended.

From October all stamp duty thresholds and rates reverted to those in place before to the start of the stamp duty holiday.

For more information please visit our stamp duty holiday page.

First time buyers

From 1st July 2021 first time buyer relief was reinstated. This means first time buyers will not pay any stamp duty on property purchases below £300,000 with further relief available for transactions up to £500,000.

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

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. Since 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 more 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.

A stamp duty refund 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, or in the UK Government stamp duty land tax manual UK Government stamp duty land tax manual.

Stamp duty for non-UK residents

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

From April 2021 someone living overseas could pay an additional 2 percent in stamp duty if they purchase a property in England or Northern Ireland. The increase in stamp duty means that for an additional property the top rate of SDLT will now be 17%.

The surcharge will apply to anyone who is non-UK resident including British expats based overseas. Someone who is not present in the UK for at least 183 days in the 12 month period leading up to buying a property will have non-UK resident status.

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 planned 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.

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 stamp duty receipts fell 2018/2019. The introduction of first time buyer relief partly attributed to this decline in stamp duty revenue.

A further sharp drop in stamp duty revenue is expected for 2020/2021 following the impact of the Covid-19 pandemic and subsequent introduction of the stamp duty holiday.

Stamp duty receipts fell significantly after the first Covid-19 lockdown in March 2020, but the number of property transactions increased once the lockdown was eased and receipts recovered towards the end of year.

More information on the effects of Covid-19 can be found on the UK Government website.

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.
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