Use our instant calculator to calculate Stamp duty (SDLT) in England and Northern Ireland

Follow the instructions below to calculate how much stamp duty you will pay:

  1. Select “Single Property”, “Additional Property” or “First Time Buyer”
  2. Enter purchase price.
  3. Click “Calculate” button for instant stamp duty calculations.

Please Note – this calculator reflects the recent changes to Stamp duty up until March 2021

Single Property

Purchase Price

(Enter numbers only)


Full Calculation PDF

Additional Property

Purchase Price

(Enter numbers only)


Full Calculation PDF

Stamp Duty explained

You as the homeowner are liable to pay Stamp Duty when you decide to purchase a residential property, or a piece of land that costs more than £125,000. For second homes this sits at £40,000.
Stamp duty tax applies to both leasehold and freehold properties whether you have a mortgage, or you are buying outright.
For those of you that buy a property in Scotland this is known as Land and Buildings Transaction Tax (LBTT). If you buy in Wales, it is Land Transaction Tax (LTT) instead of Stamp Duty.


You maybe entitled to a stamp duty refund if you are moving home. This can be claimed online or via post. You can submit this following the sale of your previous home.

What are the current stamp duty rates?

Up to date rates are shown below:

Tax Band Normal Rate Additional Property
less than £500k 0% 3%*
£500k to £925k 5% 8%
£925k to £1.5m 10% 13%
rest over £1.5m 12% 15%
* An additional property purchased for less than £40k will attract 0% tax. For purchases from £40k to £500k the SDLT rate will be 3% on full purchase price. The SDLT rates above apply to freehold residential purchases in
England and Northern Ireland.

When do you have to pay Stamp Duty?

After completing on a property purchase the stamp duty now must be paid within 14 days. (This used to be 30 days)
This should not have a significant impact on individuals because most SDLT returns will be submitted by a conveyancer or solicitor acting on behalf of the client.

Stamp Duty for first-time buyers

The new threshold for stamp duty on first time buyers has increased to £300,000. Which is great news for most first-time buyers as they will no longer pay any stamp duty.
In more expensive locations such as London, additional stamp duty relief is available for purchases up to £500,000. This is available across England and Northern Ireland.

Buy to let & second homes

For those that decide to buy additional properties the rates have increased. Buying an additional property including buy to let’s and seconds homes, will come with a higher stamp duty rate.
Please use the calculator to work out what the stamp duty will be if you decide to purchase an additional property.

When replacing a main residence

When moving home higher stamp duty rates should not apply. If however you are replacing a main residence normal stamp duty rates will apply even if you own two properties in the short term.
When previous homes are not sold immediately, stamp duty will be calculated at the higher rate but there maybe a refund claimed later.
Refunds can be claimed to up to twelve months after selling a previous home as long as the previous home is sold within three years of purchasing the new home.
This three-year time limit may be extended if the sale is delayed due to COVID-19 or any other exceptional circumstances.

Non-UK residents and Stamp Duty

Within the 2020 budget plans Stamp Duty tax was increased for non-UK residents.
Anyone living overseas will pay an additional 2% if they decide to purchase in England or Northern Ireland from April 2021.
This will apply to all who are non-UK tax residents, this includes British Expats living or working overseas. This will then mean that for an additional property the top rate will now be 17%.
The future plans are being put into place to help control house price inflation and be a supporting presence for UK residents that are planning to get onto or look to moving up the property ladder.
The Government’s intentions are to use the extra Stamp Duty revenue to create new homes for the homeless.

What is Stamp Duty Revenue?

Over the past 40 years Stamp Duty revenue has been an upward trend. Ever since the Stamp Duty reform in 2014 this continues to rise.
In 2017/18 stamp duty generated approximately £12.9 billion for the Government but this has fallen to about £11.9 in 2018/2019.
Uncertainty within the housing market and first-time buyer relief are key factors to the decline in stamp duty revenue.

Recent Stamp Duty changes

From December 2014 there has been major changes to Stamp Duty.
Under the old rules, you would have paid tax at a single rate on the entire property price. Now you will only pay the rate of tax on the part of the property price within each tax band – like income tax.
The old stamp duty system was called “slab tax”. This is where the rates were incremented at each SDLT threshold and then applied to the whole property purchase price.
The first-time buyer relief came into play in November 2017.
SDLT remains an important form of taxation for the Treasury despite some recent research suggesting that stamp duty may having a negative effect on the overall housing market.


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