Last updated: The calculator has been updated to reflect changes in stamp duty following the Autumn Budget on 30th October 2024 for April 1st 2025 onwards.
What is Stamp Duty and how is it calculated?
Stamp duty is a tax paid by people buying property, although it varies slightly across the UK.
- In England and Northern Ireland buyers pay 'Stamp Duty Land Tax' (SDLT).
- In Scotland it's 'Land and Buildings Transaction Tax'.
- In Wales buyers pay 'Land Transaction Tax'.
The amount handed to the government depends on where you are in the UK, and the price of the property.
Stamp duty (SDLT) applies if the property is over £125,000. This tax is also applicable to overseas buyers.
SDLT is charged on the whole amount and is rounded down to the nearest £1.
Since 4th December 2014, you only pay the rate of tax on the part of the property price within each tax band.
From April 2016, an additional 3% stamp duty must be paid on second homes and buy-to-let properties.
From November 2017, first-time buyers will pay zero stamp duty on the first £300,000 of any home costing up to £500,000 (and only 5% on any proportion between £300k and £500k).
From 8th July 2020, a 'stamp duty holiday' was announced aimed at helping buyers whose finances were affected by Covid and boosting a property market hit by lockdown.
From 23rd September 2022, a 'mini-budget' was announced which included amendments to stamp duty rates.
From October 2024, the stamp duty rate for second homes and buy-to-let properties increased from 3% to 5%.
From 1st April 2025, several changes came into effect:
- The nil rate threshold returned from £250,000 to the previous level of £125,000.
- The nil rate threshold for first-time buyers returned from £425,000 to the previous level of £300,000.
- The maximum purchase price for which First-Time Buyers Relief (a reduced stamp duty rate) can be claimed returned from £625,000 to the previous level of £500,000.
- Investors and owners of additional properties previously paid 5% stamp duty on homes priced between £0 and £250,000. Since 1st April 2025, this 5% rate only applies to the first £125,000 of the property value.
What are the stamp duty rates?
The freehold residential stamp duty rates in England and Northern Ireland are shown in the tables below showing stamp duty rates as of April 2025.
| Property price | Standard rate | Buy-to-let/second home rate |
|---|---|---|
| less than £125,000 | 0% | 5% |
| £125,001 to £250,000 | 2% | 7% |
| £250,001 to £925,000 | 5% | 10% |
| £925,001 to £1.5 million | 10% | 15% |
| over £1.5 million | 12% | 17% |
Always check with your solicitor before you buy and ensure you know the latest legislation.
First time buyers
First time buyer relief is available for property purchases below specific thresholds. 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.
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.
With the budget announcement in October 2024, this stamp duty rate for second homes and buy-to-let properties increased from 3% to 5%.
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.
How do I pay Stamp Duty?
Typically, your Solicitor will assist you with Stamp Duty payments.
When is Stamp Duty paid?
Stamp duty now must be paid to the HMRC within 14 days of the date of completion. The 14 day period for submitting a stamp duty return has been effective from March 2019 and has been reduced from 30 days.
Your solicitor or legal adviser should take care of this for you and ensure you don't miss the deadline.
Need some more help with working out how much tax you'll need to pay? Get in touch today for some no-obligation advice.
