Stamp duty calculator
Find out how much stamp duty land tax (SDLT) you have to pay.
Stamp duty calculator
Find out how much stamp duty land tax (SDLT) you have to pay.
Stamp Duty Land Tax (SDLT) is a type of tax which is due on residential properties or land bought in England or Northern Ireland for £125,000 or more. In Scotland, stamp duty is called Land and Buildings Transaction Tax and in Wales it's called Land Transaction Tax.
Our stamp duty calculator can help you determine how much you’ll need to pay, based on your property price and buyer status - as not everyone pays the same rate.
You can also use this calculator to work out the equivalent tax if you’re buying land or property in Scotland and Wales.
Stamp duty rates vary depending on the cost of the property or land that you’re buying and are charged on the element of that cost that exceeds the threshold for your buyer type. The below table shows the rates at each threshold, but our calculator can help you work out the exact amount you’ll owe.
If you’re buying your first property in England or Northern Ireland, you won’t have to pay any stamp duty unless your home costs more than £300,000. If it costs between £300,001 and £500,000 you also benefit from a discount rate of 5%, which is only payable on the element above £300,001.
You must be a true first-time buyer to qualify for this relief. This means that:
You must not have owned (or part-owned) a property anywhere in the world before, even if it was bought for you, you bought it without a mortgage or inherited it
If buying a property jointly with others, all applicants must qualify as a first-time buyer under the above definition
You must be buying your first and only residential property, the relief won’t apply if you’re buying a buy-to-let property as a first-time buyer
| Property or land value | Rate on main home |
|---|---|
| £0 - £300,000 | 0% |
| £300,001 to £500,000 | 5% on the element £300,001+ |
| £500,000+ | You won't be able to claim the relief, and will need to pay the same rates as someone who has already owned a home before |
| Property or land value | Rate on main home | Rate on second and subsequently owned homes including BTL |
|---|---|---|
| £0 - £125,000 | 0% | 5% |
| £125,001-£250,000 | 2% | 7% |
| £250,001-£925,000 | 5% | 10% |
| £925,001-£1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
Rates also vary depending on where you buy in the UK, as Scotland has the slightly different LBTT and Wales LTT.
| Property or land value | Rate on main home | Rate on second and subsequently owned homes including BTL |
|---|---|---|
| £0 - £145,000 (For first-time buyers £0 - £175,000) | 0% | 8% on any property over £40,000 |
| £145,001 - £250,000 | 2% | 10% |
| £250,001 - £325,000 | 5% | 13% |
| £325,001 – £750,000 | 10% | 18% |
| £750,001 + | 12% | 20% |
In Scotland there is a small additional allowance (+£30,000) on top of the usual threshold before LBTT is due if you're a first-time buyer.
| Property or land value | Rate on main home | Rate on second and subsequently owned homes including BTL |
|---|---|---|
| £0 - £225,000 | 0% | 5% - on up to £180,000 8.5% - from £180,001 to £250,000 |
| £225,001 – £400,000 | 6% | 10% |
| £400,001 – £750,000 | 7.5% | 12.5% |
| £750,001 – £1,500,000 | 10% | 15% |
| £1,500,001 + | 12% | 17% |
In Wales there is no allowance for first-time buyers - you'll pay the same LTT rates as other buyers.
Any home that you purchase in addition to your main home will be liable for additional stamp duty at a rate of +5% in England and Northern Ireland, +8% in Scotland and different thresholds and rates in Wales too.
If you will only temporarily own two properties, for example, if you buy a new home before having sold your main home, you will be liable for the additional rate of stamp duty temporarily.
Once you’ve sold the original property and are able to prove that you only own one property, you can request a refund within three years of your completion date.
Stamp duty (SDLT) is due within 14 days of completing your home purchase in England and Northern Ireland. LBTT is due within 30 days of completing your home purchase in Scotland
Penalties and interest are likely to apply in all cases, should you miss this deadline.
Theoretically, most lenders will allow you to add the cost of stamp duty to your mortgage, so long as you meet the affordability for the additional borrowing. However, this means you’ll pay more overall, as you’ll be charged interest on the stamp duty.
There’s also a potential that this could affect your LTV (loan to value) ratio, depending on the amount of stamp duty owed.
Non-residential property and land, or in other words, those used for commercial, leisure and agricultural and forestry purposes becomes liable for SDLT when it’s valued at £150,000 or more.
You pay 2% SDLT for non-residential property or land valued at between £150,000 and £250,000 and at 5% for anything above £250,000.
This rate also applies if you purchase six or more residential properties in one transaction.
You won’t need to pay stamp duty if you’re using a self-build mortgage to build your own home - although you may need to pay it on the land if it meets the residential land threshold.
YOUR HOME/PROPERTY MAY BE REPOSSESSED IF YOU DO NOT KEEP UP WITH YOUR MORTGAGE REPAYMENTS.
The FCA does not regulate mortgages on commercial or investment buy-to-let properties.
Uswitch makes introductions to Mojo Mortgages to provide mortgage solutions. Uswitch and Mojo Mortgages are part of the same group of companies. Uswitch Limited is authorised and regulated by the Financial Conduct Authority (FCA) under firm reference number 312850. You can check this on the Financial Services Register by visiting the FCA website. Uswitch Limited is registered in England and Wales (Company No 03612689) The Cooperage, 5 Copper Row, London SE1 2LH. Mojo Mortgages is a trading style of Life's Great Limited which is registered in England and Wales (06246376). Mojo are authorised and regulated by the Financial Conduct Authority and are on the Financial Services Register (478215) Mojo’s registered office is The Cooperage, 5 Copper Row, London, SE1 2LH. To contact Mojo by phone, please call 0333 123 0012.
*Average savings are based on Mojo Mortgages residential remortgage sales data, compared to the average SVR in May 2025. Actual savings will depend on individual circumstances.