How much tax will you have to pay when buying a property in the UK?
The stamp duty calculators give an indication of stamp duty liability for freehold residential property purchases in England & Northern Ireland.The calculations reflect changes in stamp duty thresholds effective from 1st April 2025.
You usually pay Stamp Duty Land Tax (SDLT) on increasing portions of the property price when you buy residential property, for example a house or flat.
The amount you pay depends on:
- when you bought the property
- how much you paid for it
- whether you’re eligible for relief or an exemption
UK Stamp Duty Calculator
*Don’t tick any option if your not a first time buyer buying your only property
What Are The Stamp Duty Rates?
You pay SDLT at these rates if, after buying the property, it is the only residential property you own. You usually pay 5% on top of these rates if you own another residential property.
| Property or lease premium or transfer value | SDLT rate |
|---|---|
| Up to £125,000 | Zero |
| The next £125,000 (the portion from £125,001 to £250,000) | 2% |
| The next £675,000 (the portion from £250,001 to £925,000) | 5% |
| The next £575,000 (the portion from £925,001 to £1.5 million) | 10% |
| The remaining amount (the portion above £1.5 million) | 12% |
Always check with your solicitor before you buy and ensure you know the latest legislation.
If you’re buying your first home
If you’re buying your first home
You can claim a discount (relief) if the property you buy is your first home. You’re eligible if you and anyone else you’re buying with are first-time buyers.
You’ll pay:
- no SDLT up to £300,000
- 5% SDLT on the portion from £300,001 to £500,000
If the price is over £500,000, you cannot claim the relief. Follow the rules for people who’ve bought a home before.
Higher rates for additional properties
You’ll usually have to pay 5% on top of SDLT rates if buying a new residential property means you’ll own more than one.
Use the SDLT calculator or check the higher rates to work out how much tax you’ll pay.
If you’re replacing your main residence
You will not pay the extra 5% SDLT if both of the following apply:
the property you’re buying is replacing your main residence
your previous main residence was sold within 36 months of completing your new purchase
If you have not sold your main residence on the day you complete your new purchase, you’ll have to pay higher rates. This is because you own 2 properties.
Check if you’re eligible for a refund of the higher rates of SDLT.
Rates if you’re not a UK resident
f you’re not present in the UK for at least 183 days (6 months) during the 12 months before your purchase you are ‘not a UK resident’ for the purposes of SDLT.
You’ll usually pay a 2% surcharge if you’re buying a residential property in England or Northern Ireland.
You may not have to pay a surcharge on certain properties, transactions or if you’re a particular type of buyer.
Check if you’re eligible for a refund of the surcharge.
If you have to pay the surcharge, you’ll also have to pay any other rates of SDLT that apply, for example:
if you already own a property and you’re buying an additional property
if you’re a first-time buyer
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 July 8th 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. More details below.
From September 23rd 2022, a ‘mini-budget’ was announced which included amendments to stamp duty rates. More details below.
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.