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Stamp Duty

Stamp duty guide & calculator

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You must pay Stamp Duty Land Tax (SDLT) if you buy a property or land over a certain price in England and Northern Ireland.

The current SDLT threshold is £125,000 for residential properties and £150,000 for non-residential land and properties.

There are different rules if you’re buying your first home. You get a discount (relief) that means you pay less or no tax if:

  • you complete your purchase on or after 22 November 2017
  • the purchase price is £500,000 or less
  • you, and anyone else you’re buying with, are first-time buyers

You pay the tax when you:

  • buy a freehold property
  • buy a new or existing leasehold
  • buy a property through a shared ownership scheme
  • are transferred land or property in exchange for payment, eg you take on a mortgage or buy a share in a house
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Stamp duty calculator

Want to calculate Stamp Duty Land Tax (SDLT)? Simply select “I’m a first time buyer” or “Property is a buy-to-let or second home”. Enter purchase price and click the “Calculate” button for instant stamp duty calculations. Stamp duty calculations below reflect recent stamp duty changes in England and Northern Ireland. Stamp duty for most first time buyers has been permanently abolished. Please refer to our stamp duty guide for further information on new stamp duty rates and calculations

This stamp duty calculator is designed to give you an idea of your stamp duty liability when buying a freehold residential property in England. Stamp duty calculations are rounded to the nearest pound.

Stamp duty guide

1. How much you pay

How much you pay depends on whether the land or property is: residential and whether you’re a first-time buyer non-residential or mixed-use You can use our Stamp Duty Land Tax calculator to work out how much tax you’ll pay. You may be able to reduce the amount of tax you pay by claiming relief, such as if you’re a first-time buyer or purchasing more than one property (‘multiple dwellings’).

2. The value you pay

The total value you pay SDLT on (sometimes called the ‘consideration’) is usually the price you pay for the property or land. Sometimes it might include another type of payment like: goods works or services release from a debt transfer a debt, including the value or any outstanding mortgage

3. Survey and mortgage offer

You must send an SDLT return to HMRC and pay the tax within 30 days of completion. If you have a solicitor, agent or conveyancer, they’ll usually file your return and pay the tax on your behalf on the day of completion and add the amount to their fees. They’ll also claim any relief you’re eligible for, such as if you’re a first-time buyer. If they don’t do this for you, you can file a return and pay the tax yourself. There are certain situations where you don’t need to send a return.

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