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UK Residential Property and Buy-To-Let Stamp Duty Tax Calculator

How much stamp duty will you have to pay when buying a residential property?

Our buying consultancy, will be happy to help you (alongside your legal/ financial advisers, as appropriate) with the UK property buying process.

The following calculator and commentary is for general interest only and must not be relied on. It may not be up to date or complete, relates only to certain types of residential property in England or Wales and does not constitute advice. We can often help you to find suitable independent advisers, but you will always need to take specific advice from your property lawyers, accountants or other financial advisers on tax issues in specific situations.

When is Stamp Duty paid?

When buying a property over a certain price, stamp duty is payable to the HMRC 30 days from the date of completion or you may risk a fine. Your solicitor or legal adviser should take care of this for you and ensure you don’t miss the deadline. Some buyers prefer to add on the SDLT amount to their mortgage loan. Please speak to your mortgage provider.

Stamp Duty Land Tax (SDLT) is a progressive tax paid when purchasing a freehold, leasehold or shared ownership residential property over £125,000 in England, Northern Ireland and Wales (separate Land and Buildings Transaction Tax in Scotland). New SDLT rates were introduced in 2014’s Autumn Statement, introducing a sliding system based on thresholds and dependent on a property price.

Different SDLT rates and thresholds apply to non-residential property or mixed use land.

First-time buyers pay no stamp duty on the properties up to a value of £300,000. For those living in so-called “high value” areas such as London, stamp duty is 0% on the first £300,000 for properties up to a value of £500,000.

Stamp Duty Tax Rates for residential properties purchased by individuals

BracketsRate
£0-£125,0000%
£125,001-£250k2%
£250,001-£925k5%
£925,001-£1.5m10%
£1.5m+12%

How to calculate the new Stamp Duty rate 

So, if you bought a property for £850,000 you would you pay no stamp duty on the first £125,000, then 2% on £125,000 to £250,000 and 5% above £250,000. (eg:  £800,000 – £250,000 = £600,000 x 0.05 = £30,000 + £2,500 = £32,500). As the property price increases the rate of pay increases within a certain tax bracket with percentages rising when a higher price threshold is reached.

Buy-to-let and second homes Stamp Duty 2018 

To discuss which London or UK areas will provide the highest returns on investments in 2018, 2019 and beyond, please speak to one of our experts who can offer advice on where and when to invest

BracketsStandard rateBuy-to-let/second home rate (April 2016)
Up to £125,0000%3%
£125,001 – £250,0002%5%
£250,001 – £925,0005%8%
£925,001 – £1.5m10%13%
over £1.5m12%15%

Stamp Duty Tax Calculator

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