Stamp Duty Calculator
Work out an indicative Stamp Duty Land Tax figure for your purchase. Covers first-time buyers, home movers and additional properties in England and Northern Ireland.
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Quick estimate
Stamp Duty calculator
Estimate the SDLT payable on a residential purchase in England.
£350,000
Estimated stamp duty
£2,500
Effective rate
0.71%
Talk to an adviser about your purchase
Illustrative only. Based on current SDLT rates in England and Northern Ireland for residential purchases. Different rules apply in Scotland (LBTT) and Wales (LTT). Final liability depends on your circumstances and should be confirmed by your solicitor.
FAQ
Stamp duty questions, answered
A quick guide to how SDLT works in England and Northern Ireland.
What is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a tax payable to HMRC when you buy a residential property or piece of land over a certain price in England and Northern Ireland. The amount you pay depends on the purchase price, whether you are a first-time buyer, and whether you will own more than one residential property after completion. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) instead.
When do I have to pay stamp duty?
SDLT must usually be paid to HMRC within 14 days of completion. In practice, your solicitor or conveyancer will typically collect the funds from you on or before completion and submit the return on your behalf. It is not something paid monthly with your mortgage. You should plan for it as part of your upfront purchase costs.
Am I a first-time buyer for stamp duty purposes?
For SDLT relief, you and anyone you are buying with must never have owned a residential property anywhere in the world, including by inheritance or gift. If you have previously owned property, even briefly or jointly, the relief will not apply. If you are unsure, your solicitor can confirm your eligibility before completion.
How much stamp duty do first-time buyers pay?
Eligible first-time buyers pay no SDLT on the first £300,000 and 5% on the portion between £300,001 and £500,000. If the purchase price exceeds £500,000, first-time buyer relief is not available and the standard residential rates apply to the full price.
Why is there a surcharge on additional properties?
If you will own more than one residential property at the end of the day of completion, an additional 5% is usually added to each SDLT band. This applies to second homes and most buy-to-let purchases. There are some exceptions, including where you are replacing your main residence. Your solicitor will assess this against your circumstances.
Can I add stamp duty to my mortgage?
Stamp duty is payable in cash on completion and cannot be paid directly through your mortgage. In some situations it may be possible to borrow more against the property to free up funds elsewhere, subject to affordability, deposit and lender criteria. Borrowing more increases the cost of your mortgage over time, so it should be considered carefully.
Are there any reliefs or refunds available?
Several reliefs exist, including first-time buyer relief, multiple dwellings relief and refunds of the additional property surcharge where a previous main residence is sold within a set period. Eligibility is specific and the rules change periodically. Your solicitor or a tax adviser is best placed to confirm what applies to your purchase.
Do you provide tax advice?
No. We are mortgage and protection advisers, not tax advisers. The figures from our calculator are illustrative based on published HMRC rates and should not be relied on as tax advice. For confirmation of your liability and any reliefs, please speak to your solicitor, conveyancer or a qualified tax specialist.
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Ves Doctorov Cert SMP
Owner & Principal Mortgage Adviser