Stamp Duty Calculator

What is Stamp Duty on Property?

Stamp Duty is charged on all land or property purchases throughout the UK. However, the four countries making up the United Kingdom have different legislation and rates of Stamp Duty. In England or Northern Ireland, there is Stamp Duty Land Tax (SDLT); in Scotland, it is called Land and Buildings Transaction Tax (LBTT); and in Wales, it is called Land Transaction Tax (LTT).

How is Stamp Duty calculated?

Although the three tax regimes charge Stamp Duty at different rates on different bands of property value, they all operate in a similar way.

For example, a residential property purchase (with no additional background property ownership) in England for £950,000 will attract the following SDLT:

• 0% on the first £250,000 (£0)
• 5% on the band between £250,000 and £925,000 (£33,750)
• 10% on the final £25,000 (£2,500)
• Total SDLT to pay = £36,250

The information given here is based on purchases of residential property by UK residents; additional costs may apply for non-UK residents. 

If you already own a property (in the UK or overseas), Stamp Duty is higher for all additional homes (i.e., buy to let investments) under all of the Stamp Duty regimes in the UK.

N.B. A different system of Stamp Duty applies to the purchase of commercial and mixed-use properties throughout the United Kingdom.

How much is Stamp Duty?

Stamp Duty is chargeable on a banding system (as described above) and varies between England (and Northern Ireland), Scotland and Wales. However, a surcharge based on the total purchase price applies to purchases of additional residential properties, such as buy to let investment property, second homes and all residential purchases made by a Limited Company. The surcharge applies even if you own just a share in another property so long as that share is worth more than £40,000.

Here are the normal and additional rates of Stamp Duty across the United Kingdom:

 

England and Northern Ireland - Stamp Duty Land Tax (SDLT)

SDLT is a tax imposed on the purchase of property or land in England and Northern Ireland above a certain value threshold, currently £250,000. For first-time buyers in England and Northern Ireland, this threshold is £425,000. 

Property or lease value	Normal Rate	Additional Property Surcharge
Less than £250,000	0%	5%*
£250,001 to £925,000	5%	10%
£925,001 to £1.5 million	10%	15%
Over £1.5 million	12%	17%

*Additional property purchased for a value less than £40,000 will have a 0% rate.

For example: you purchase a house for £295,000. SDLT would be payable on

• 0% on the first £250,000 (£0)
• 5% on the final £45,000 (£2,250)

Total SDLT to pay = £2,250

 

Additional Property Surcharge
A surcharge applies for purchasing additional properties in England and Northern Ireland. This 5% surcharge applies to all residential purchase transactions of second homes or by Limited Companies. The surcharge will apply even if you own just a share in another property, so long as that share is worth more than £40,000.

For example: if you purchase a BTL investment property or second home for £295,000, SDLT will be payable on

• 5% on the first £250,000 (£12,500)
• 10% on the final £45,000 (£4,500)

Total SDLT to pay = £17,000

 

Scotland – Land and Buildings Transaction Tax (LBTT)

Property or lease value	Normal rate
Less than £145,000	0%
£145,001 to £250,000	2%
£250,001 to £325,000	5%
£325,001 to £750,000	10%
Over £750,000	12%

For example: you purchase a house for £295,000. LBTT would be payable on

• 0% on the first £145,000 (£0)
• 2% on £105,000 (£2,100)
• 5% on the final £45,000 (£2,250)

Total LBT to pay = £4,350

 

LBTT Addition Dwelling Supplement
Scotland also implements an Additional Dwelling Supplement (ADS) for second-home and BTL property buyers. For properties purchased on or after 16th December 2022, the ADS is 6% of the total purchase price.

For example: you purchase a BTL investment property for £295,000. LBTT would be payable on

• 0% on the first £145,000 (£0)
• 2% on £105,000 (£2,100)
• 5% on the final £45,000 (£2,250)
• 6% (ADS) on the full property price of £295,000 (£17,700)

Total LBTT to pay = £22,050

 

Wales – Land Transaction Tax (LTT)

The rates below apply to purchase transactions made on or after 10th October 2022.

Property or lease value	Normal rate
Up to and including £225,000	0%
£225,001 to £400,000	6%
£400,001 to £750,000	7.5%
£750,001 to £1.5 million	10%
Over £1.5 million	12%

For example: you purchase a house for £295,000. LTT would be payable on

• 0% on the first £225,000 (£0)
• 6% on £70,000 (£4,200)

Total LBT to pay = £4,200

 

LTT Higher Rate
Wales also implements a surcharge for second home and BTL property purchases. The higher rates below apply to purchase transactions made on or after 22nd December 2022.

Property or lease value	Normal rate
Up to £180,000	4%
£180,001 to £250,000	7.5%
£250,001 to £400,000	9%
£400,001 to £750,000	11.5%
£750,001 to £1.5 million	14%
Over £1.5 million	16%

For example: you purchase a BTL investment property for £295,000. LTT would be payable on

• 4% on the first £180,000 (£7,200)
• 7.5% on £70,000 (£5,250)
• 9% on the final £45,000 (£4,050)

Total LBT to pay = £16,500

When do you pay Stamp Duty?

In England and Northern Ireland, you must pay your Stamp Duty Land Tax bill within 14 days of completion. In Scotland and Wales, you must pay your LBTT/LTT within 30 days of completion.

 

How to pay Stamp Duty

Usually, your solicitor will submit your Stamp Duty tax return and process the payment for you, but you can do it yourself.

To pay Stamp Duty for a property purchased in England or Northern Ireland, you can do so via the GOV.uk website. 

To pay Land and Buildings Transaction Tax for a property purchased in Scotland, you can do so via the Revenue.Scot website.

To pay Land Transaction Tax for a property purchased in Wales, you can do so via the Gov.Wales website.

Ultimately, you are responsible for ensuring your Stamp Duty is paid on time.