What stamp duty will you pay?

Stamp Duty Land Tax (SDLT) is a tax paid by the buyer when purchasing property or land in England or Northern Ireland above a certain value. It is due on both residential and commercial property transactions. Scotland uses a separate Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT).

Your solicitor or conveyancer will normally calculate, submit, and pay any SDLT due on your behalf within 14 days of completion. The cost is typically collected from you as part of the completion funds prior to the completion date. You do not need to pay it separately, your solicitor handles the process.

First-time buyers pay no stamp duty on properties up to £300,000, and 5% on the portion between £300,001 and £500,000. For properties above £500,000, standard rates apply and the first-time buyer relief does not apply. All buyers in the transaction must be first-time buyers to qualify.

Yes. An additional property surcharge applies to purchases of second homes, buy-to-let properties, and any property that does not replace your main residence. The surcharge currently adds 5% on top of standard rates across all bands. This applies to both individual and company purchases.

Yes. If you paid additional property rates because you completed on a new home before selling your previous one, you may be able to claim a refund of the surcharge. You must sell your previous main residence within three years of buying the new property, and claim the refund within 12 months of that sale.

SDLT is calculated on a banded basis, similar to income tax. Each rate only applies to the portion of the purchase price within each band. For example, on a £400,000 standard purchase: 0% on the first £125,000, 2% on the next £125,000, and 5% on the remaining £150,000, giving a total of £10,000.

No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different thresholds and rates from the English system. This calculator only covers England and Northern Ireland.

No. Remortgaging does not trigger a stamp duty liability. SDLT is only due on purchases, when legal ownership of a property changes hands. Changing your mortgage product or lender does not involve a change of ownership.