Stamp Duty Land Tax Calculator

STAMP DUTY LAND TAX CALCULATOR

STAMP DUTY LAND TAX CALCULATOR

Calculate the Stamp Duty on your residential property purchase in England or Northern Ireland using our handy calculator below.

Your calculation
Stamp Duty Due: Band Rate Amount Total Up to
Please note: This calculator is provided as a guide only on how much stamp duty land tax you will need to pay in England and Northern Ireland. It assumes that the property is freehold and for residential purposes.

STAMP DUTY LAND TAX – AN OVERVIEW​

Stamp Duty Land Tax (SDLT) must be paid if you buy a property or land over a certain price in England and Northern Ireland.

The tax is different if the property or land is in:

The current SDLT threshold is £125,000 for residential properties and £150,000 for non-residential land and properties.

There are different rules if you’re buying your first home. You get a discount (relief) that means you pay less or no tax if:

  • you complete your purchase on or after 22 November 2017
  • the purchase price is £500,000 or less
  • you, and anyone else you’re buying with, are first-time buyers

You pay the tax when you:

  • buy a freehold property
  • buy a new or existing leasehold
  • buy a property through a shared ownership scheme
  • are transferred land or property in exchange for payment, for example you take on a mortgage or buy a share in a house

How Much You Pay

How much you pay depends on whether the land or property is:

  • residential and whether you’re a first-time buyer
  • non-residential or mixed-use

You can use our calculator to work out how much tax you will pay.

You may be able to reduce the amount of tax you pay by claiming relief, such as if you’re a first-time
buyer or purchasing more than one property (‘multiple dwellings’).

BracketsStandard RateBuy-to-Let/Second Home Rate
Up to £125,0000%3%
£125,001 – £250,0002%5%
£250,001 – £925,0005%8%
£925,001 – £1.5m10%13%
over £1.5m12%15%

The Value You Pay SDLT On (The ‘Consideration’)

The total value you pay SDLT on (sometimes called the ‘consideration’) is usually the price you pay for the property or land.

Sometimes it might include another type of payment like:

  • goods
  • works or services
  • release from a debt
  • transfer of a debt, including the value of any outstanding mortgage

Visit the HMRC website to find out how to work out the consideration if your situation is complicated.

How And When To Pay

You must send an SDLT return to HMRC and pay the tax within 14 days of completion.

If you have a solicitor, agent or conveyancer, they’ll usually file your return and pay the tax on your behalf on the day of completion and add the amount to their fees. They’ll also claim any relief you’re eligible for, such as if you’re a first-time buyer.

If they do not do this for you, you can file a return and pay the tax yourself.

There are certain situations where you do not need to send a return.

Can I Reduce Stamp Duty?

As stamp duty is only payable on the land purchase, removable fixtures and fittings, or chattels, such as freestanding wardrobes, sofas, fridges, carpets and curtains, are not subject to SDLT and can, therefore, be subtracted from from the total property price. Everything ‘attached‘ to property such as light switches technically form part of the property and are subject to SDLT.

If a seller is willing to leave certain chattels, you should agree to pay a reasonable amount between yourself and the vendor and subtract it from the agreed purchase price. This can be executed by a good tax lawyer or conveyancer.

Note. The information above is correct at the time of writing. It is always advisable to visit the HMRC website for the latest information relating to Stamp Duty Land Tax.