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MortgagesStamp duty calculator

Stamp Duty Calculator UK

Stamp Duty Land Tax (SDLT, commonly known as just stamp duty) is a tax you pay when you buy property in the UK. Use this calculator to figure out what you'll pay on your main home. For buy to lets and second homes, check the table below.

You’ll see numbers based on the recent stamp duty cut. If you’re buying after 31 March 2021, you might pay more.

Calculate your stamp duty

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This is just an estimate!

Tax rules change all the time and everyone's circumstances are different, so don't take anything on this page as advice! When it's time to buy, speak your solicitor for advice on stamp duty.

One more thing. There’s no stamp duty on main homes up to £500,000 until 31 March 2021. If you’re buying after that, you should calculate your stamp duty again.

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Read about stamp duty for first time buyers

You could get tax relief and save thousands if you’re buying for the first time.

See what other fees you pay on a mortgage

Make sure you plan for all the costs – not just stamp duty.

How is stamp duty calculated?

How much stamp duty you pay depends on a few things:

  1. Where in the UK you’re buying: England & Northern Ireland, Scotland, or Wales
  2. If you’re buying an additional property (for example, to let out or use as a holiday home)
  3. the value of your property

England & Northern Ireland SDLT (stamp duty) rates

Stamp Duty Land Tax (most people just call it ‘stamp duty’) is calculated in ‘bands’, which means you pay different rates on different ‘portions’ of the property price. Until 31 March 2021, there’s a stamp duty cut for main homes up to £500,000.

Property priceStamp duty rate
£0–£500,0000%
£500,001 – £925,0005%
£925,001 – £1,500,00010%
£1,500,000+12%

Here’s an example for a property worth £650,000:

  1. You'll pay 0% on the first £500,000 = £0
  2. Then 5% on the next £150,000 = £7,500

Total stamp duty = £7,500

Scotland stamp duty rates (LBTT rate)

The equivalent of stamp duty in Scotland is the Land and Buildings Transaction Tax, or LBTT. It’s calculated in ‘bands’, which means you pay different rates on different ‘portions’ of the property price.

Property priceStamp Duty Rate
£0–£145,0000%
£145,001 – £250,0002%
£250,001 – £325,0005%
£325,001 – £750,00010%
£750,001+12%

Here’s an example for a property worth £300,000:

  1. You'll pay 0% on the first £145,000 = £0
  2. Then 2% on the next £105,000 = £2,100
  3. Finally, 5% on the last £50,000 = £2,500

Total LBTT = £4,600

Wales stamp duty rates (LTT Rate)

The equivalent of stamp duty in Wales is the Land Transaction Tax, or LTT. It’s calculated in ‘bands’, which means you pay different rates on different ‘portions’ of the property price.

Property PriceStamp Duty Rate
£0–£180,0000%
£180,001–£250,0003.5%
£250,001–£400,0005%
£400,001 – £750,0007.5%
£750,001 – £1,500,00010%
£1,500,000+12%

Here’s an example for a property worth £300,000:

  1. You'll pay 0% on the first £180,000 = £0
  2. Then 3.5% on the next £70,000 = £2,450
  3. Finally, 5% on the last £50,000 = £2,500

Total LBTT = £4,950

First time buyer stamp duty rates

In England and Northern Ireland, first time buyers pay no stamp duty on a home worth £500,000 or less. Right now, this is less about being a first time buyer, and more about the fact that stamp duty is frozen up to this amount, until 31 March 2021.

In Scotland, first time buyers get a discount on LBTT: You pay no tax on the first £175,000 of the property price, rather than the standard £145,000. And if your property is more expensive, you still benefit from the tax relief. More about LBTT for first time buyers.

In Wales, first time buyers don’t get any LTT relief, unlike in England and Scotland where you get some relief on stamp duty and LBTT.

Buy to let (or additional property) stamp duty rates

If you’re buying an additional property (for example, a place to let), you might need to pay more stamp duty. Stamp duty for additional properties is calculated in ‘bands’, which means you pay different rates on different ‘portions’ of the property price.

Here are the stamp duty rates for England and Northern Ireland. (You can find the rates for Wales here and Scotland here). Until 31 March 2021, there’s a stamp duty cut for properties up to £500,000. This means you’ll only pay 3% on top of the revised residential rates.

Property priceStamp duty rate
£0–£500,0003%
£500,001 – £925,0008%
£925,001 – £1,500,00013%
£1,500,000+15%

Here’s an example, for a buy-to-let property worth £650,000:

  1. You'll pay 3% on the first £500,000 = £15,000
  2. Then 8% on the next £150,000 = £12,000

Total stamp duty = £27,000

Can I add stamp duty to my mortgage?

If you’ve forgotten to factor the costs of stamp duty, you could use some of your deposit to pay, if you can afford to.

You might be able to borrow more on your mortgage to cover the costs of stamp duty, but you’ll have to reduce your deposit so that the deposit and mortgage add up to the purchase price.

Usually, it’s not a good idea to increase your mortgage this way, and better to pay stamp duty from the savings you have, if possible. That’s because adding stamp duty to your mortgage means you’d need to borrow more money on your mortgage. And that has two effects:

  1. It could raise your mortgage interest rate. That’s to do with your loan to value (LTV). LTV is a percentage showing how much of the property value you’re borrowing. The lower your LTV (meaning, the lower your mortgage is as a percent of the total property value), the lower interest rates you get. Adding your stamp duty to your mortgage would increase your loan to value ratio, so you might have to pay more interest on your mortgage – which could increase your monthly mortgage payments.

  2. It could mean you end up paying far more stamp duty in the long term. Your mortgage term (the years you’ll take to pay back your mortgage) is usually around 25 years. If you add stamp duty to your mortgage, it means you’ll have to pay back interest on that amount over all those years – and that could add up to thousands. Get advice from your mortgage broker before you make a decision – they can help you figure out all the numbers and see which option is right for you.

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Stamp duty FAQ

What could be more exciting than mortgages? That’s right… mortgage tax. Here’s a handy FAQ to help you make sense of stamp duty.

Who pays stamp duty?
When do you pay stamp duty?
Do you still get stamp duty relief if you’re buying with someone else?
Shared ownership and stamp duty relief
What was the major change to UK stamp duty in 2014?

Tools & advice for your mortgage journey:

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Habito logoMortgages made easier
British Bank Awards: Best Mortgage Broker
Trustpilot - 5 starsRated excellent by over 4,000 customers
Hey Habito Ltd. is registered in England and Wales (09384953) with address C/O Throgmorton, 4th Floor, Reading Bridge House, George St, Reading, Berkshire RG1 8LS, is authorised and regulated by the Financial Conduct Authority and is on the Financial Services Register (714187).Your home may be repossessed if you do not keep up repayments on your mortgage.