Stamp Duty Calculator: Stamp Duty Land Tax Rates
Looking for a stamp duty calculator? You’ll find one right here along with access to the right advice about your mortgage situation.
Author: Pete Mugleston
CeMAP Mortgage Advisor, MD
A Stamp Duty calculator can help you determine how much Stamp Duty Land Tax (SDLT) you will need to pay when purchasing a property, whether a primary residence, a second home or a buy-to-let investment. You can use our free calculator below, learn how it works, and see your next steps.
Stamp Duty Calculator
This calculator can tell you how much Stamp Duty Land Tax you will need to pay on your property purchase, whether you're a first-time buyer, a home-mover or in the market for an investment property.
Your stamp duty to pay is:
Your effective tax rate is
Now that you've worked out how much stamp duty is payable, it's a good idea to talk to a broker about your mortgage options. Their knowledge and expertise can help you make sure you aren't paying over the odds with all costs and fees factored in.
How this calculator works
SDLT on a residential property is calculated based on a percentage of the purchase price, and the amount payable rises in line with banded thresholds.
Using the most up-to-date rates, homebuyers pay nothing on the first £125,000 of their home’s value, while the portion between £125,001 and £250,000 is charged at 2%, and the portion between £250,001 and £925,000 is charged at 5%. Anything between £925,001 and £1.5 million is charged at 10%, and above £1.5 million, at 12%.
Our Stamp Duty calculator works out your bill based on your property’s value, the purpose of the property (i.e. residential, second home, buy-to-let) and whether you’re a first-time buyer, as people in this category pay no Stamp Duty on homes bought for up to £300,000.
Please note that Stamp Duty is calculated differently for buy-to-let properties and second homes. Our calculator takes this into account and adjusts the amount accordingly.
Our standalone article on Stamp Duty explains the current rates in place.
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Is stamp duty calculated differently elsewhere in the UK?
SDLT is the same in Northern Ireland as in England, but different rules and calculations apply in Scotland and Wales.
In Scotland, Stamp Duty was replaced by Land and Buildings Transaction Tax in 2015. No tax is payable on the first £145,000 of a property’s value, while the portion between £145,001 and £250,000 is taxed at 2%. The next band is £250,001 to £325,000, charged at 5%, while £325,001 to £750,000 is taxed at 10%, and anything over £750,000 at 12%.
The Scottish government’s website provides more information, including exemptions and calculations for non-residential and second properties.
Meanwhile, the Welsh version of Stamp Duty is Land Transaction Tax, which has a starting threshold of £225,000 for residential homes and £225,000 for non-residential land and properties.
For details about bandings, calculations and exemptions, visit the Welsh government’s website.
What you should do next
Regardless of where you’re at in the mortgage process, after calculating your stamp duty costs, you should speak to a mortgage broker.
The right mortgage broker can help you make sure you’re getting the very best deal before you complete your property purchase, whether you’re just starting out and need a hand comparing rates or have already been offered a mortgage and want to see whether it’s competitive with what’s available elsewhere.
Call 0330 818 7026 or make an enquiry online, and we’ll match you with a mortgage broker who can guide you through the next steps after you’ve worked out your stamp duty bill and potentially help you save time and money.
FAQs
Stamp duty for a commercial property is the same as a buy-to-let or second home, as they fall into the general category of ‘non-residential’ where this tax is concerned. This means that they will be charged at 3% higher than the rate for residential homes.
If you want to use our calculator to work out how much stamp duty you’ll need to pay on your commercial purchase, select the ‘second/buy-to-let’ option.
Yes. If you’re buying a Shared Ownership property, you have two options for paying your stamp duty. Firstly, you can choose to be charged based on the value of the share you are buying and the net present value of the rent, also known as paying in stages.
Alternatively, you could pay your stamp duty based on the property’s full market value. If this is your first property purchase and the purchase price is less than £425,000, you will qualify for first-time buyers’ relief.
No. It’s exactly the same in all cities across England and Northern Ireland. The calculations are only different if you are buying in Scotland or Wales, which have their own rules.
Speak to an expert
Calculators are great, but they don't tell you everything you need to know. If you'd prefer an expert advisor to help, fill this out!
Pete Mugleston
CeMAP Mortgage Advisor, MD
Pete, a CeMAP-qualified mortgage advisor and an expert in all things mortgages, cut his teeth right in the middle of the credit crunch. With plenty of people needing help and few mortgage providers lending, Pete successfully went the extra mile to find mortgages for people whom many others considered lost causes. The experience he gained and his love of helping people reach their goals led him to establish Online Mortgage Advisor, with one clear vision – to help as many customers as possible get the right advice, regardless of need or background.
Pete’s presence in the industry as the ‘go-to’ for specialist finance continues to grow, and he is regularly cited in and writes for both local and national press, as well as trade publications, with a regular column in Mortgage Introducer and being the exclusive mortgage expert for LOVEMoney. Pete also writes for Online Mortgage Advisor of course!
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