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How much Stamp Duty will I pay?

  • Buying a property in the UK comes with tax liability, so make sure you budget for it.
  • The amount of Stamp Duty depends on the property value and becomes due on completion.
  • Our Stamp Duty calculator is designed to give you a quick idea of the amount payable.
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Stamp Duty calculator

Scotland LBTT calculator

A property purchase related tax is applicable in most cases, but the rules are different in various parts of the UK. England and Northern Ireland have Stamp Duty Land Tax (SDLT), Wales has Land Transaction Tax (LTT) and Scotland has Land and Buildings Transactions Tax (LBTT).

Please pick the appropriate tab below to use the right Stamp Duty calculator.

England and Northern Ireland SDLT Scotland LBTT Wales LTT

Stamp Duty Land Tax (SDLT) overview

You are liable for Stamp Duty Land Tax if you purchase a property above a certain price in England and Northern Ireland. Currently, the price you start paying SDLT on is set at £125,000 for residential properties.

The amount of stamp duty you are liable for is proportional to the price of the property you are buying. Furthermore, different tax rates apply to different portions of the property price with an additional 3% tax on the whole price if the purchase results in owning more than one property. For further information, please refer to our tax rates breakdown tables below.

This Stamp Duty calculator provides the amount of SDLT you could be liable to pay on a residential property.

Stamp duty for first time buyers

On 22 November 2017, the UK government abolished stamp duty for first time buyers on the first £300,000 of homes costing up to £500,000, with the next £200,000 taxed at 5%. This new rule, for example, reduces the tax bill on a £500,000 property from £15,000 to £10,000. If you buy a property for more than £500,000 as a first time buyer, then the reduced stamp duty rule does not apply.

Our stamp duty calculator supports these new rules. Simply select “First time buyer” from the “Purchase type” drop-down list.

Land and Buildings Transaction Tax (LBTT)  overview

Land and Buildings Transaction Tax (LBTT) replaced UK Stamp Duty Land Tax (SDLT) in Scotland from 1 April 2015.

Similar to Stamp Duty Land Tax, the amount of Land and Buildings Transaction Tax you are liable for is proportional to the price of the property you are buying. Also as is the case for Stamp Duty Land Tax, different tax rates apply to different portions of the property price. But unlike Stamp Duty Land Tax, the additional 3% tax on the whole price is applicable if the purchase results in owning more than one property and the property is valued at £40,000 or above. For further information, please refer to our tax rates breakdown table below.

This LBTT calculator provides the amount of LBTT you could be liable to pay on a residential property.

Land Transaction Tax (LTT) overview

The Welsh Government has introduced the Land Transaction Tax as of 1 Apr 2018 to replace the Stamp Duty Land Tax. However, the new system follows in the steps of the old one in its structure and you may still be liable to pay Stamp Duty in some cases. For example, in a cross-border transaction or in transitional cases.

You are liable to pay Land Transaction Tax if you purchase a property above £180,000. This is higher than the Stamp Duty’s minimum threshold of £125,000 and the other thresholds are also different.

Our Land Transaction Tax calculator can show you the amount of LTT you could be liable for when buying a residential property in Wales.

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Our Stamp Duty calculator gives you an idea of what your SDLT liability might be when you purchase a residential property in England or Northern Ireland. Your solicitor will work out the exact SDLT figure and make the payment to HMRC on your behalf after completion.

Stamp Duty calculator rules summary

This table provides a breakdown of the different tax rates and the property price portion they apply to.

Transaction valueBasic rateIncreased rate
Up to £125,0000%3%
The next £125,000 (the portion from £125,001 to £250,000)2%5%
The next £675,000 (the portion from £250,001 to £925,000)5%8%
The next £575,000 (the portion from £925,001 to £1,500,000)10%13%
The portion above £1,500,00012%15%

As per the new rules that came into effect on 1 Apr 2016, you have to pay a higher rate Stamp Duty when you buy an additional property, like a second home or a buy to let property. Our Stamp Duty calculator can show you the Stamp Duty payable in this case as well. Simply select “yes” from the last drop-down list titled “Will this purchase result in owning more than one property?”.

If you buy an additional property, like a second home or a buy to let, you may be liable to an increased tax rate. Our LTT calculator can show you the tax payable in this case as well, so just select “yes” in the drop-down field titled “Will this purchase result in owning more than one property?“.

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Our Land Transaction Tax calculator is meant to give you an idea of what your LTT liability might be. However, dependent on your circumstances, your actual liability may be different, so your solicitor will confirm the exact figure and make the payment on your behalf to the Welsh Revenue Authority.

Land Transaction Tax calculator rules summary

The amount of Land Transaction Tax is dependent on the price of the property you are buying. In addition, if you will own more than one property when the purchase completes, you may be subject to the increased tax rate. For example, when buying a second home or a buy to let property.

Transaction valueBasic rateIncreased rate
Up to £180,0000%3%
The next £70,000 (the portion from £180,001 to £250,000)3.5%6.5%
The next £150,000 (the portion from £250,001 to £400,000)5%8%
The next £350,000 (the portion from £400,001 to £750,000)7.5%10.5%
The next £750,000 (the portion from £750,001 to £1,500,000)10%13%
The portion above £1,500,00012%15%

For further information, please visit https://beta.gov.wales/welsh-revenue-authority

First time buyers Stamp Duty calculator summary

Purchase priceBasic rate
Up to £300,0000%
The next £200,000 (the portion from £300,001 to £500,000)5%

When do you pay stamp duty?

With reference to the gov.uk website, please note that you pay Stamp Duty Land Tax when you:

  • buy a freehold property or
  • buy a new or existing leasehold or
  • buy a property through a shared ownership, Help to Buy or Right to Buy scheme or
  • are transferred land or property in exchange for payment, e.g. you take on a mortgage or buy a share in a property.

For further information, please refer to HMRC’s website https://www.gov.uk/stamp-duty-land-tax/overview.

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Our Stamp Duty calculator gives you an idea of what your LBTT liability might be when you purchase a residential property in Scotland. Your solicitor will work out the exact LBTT figure and make the payment to Revenue Scotland.

Land and Buildings Transaction Tax (LBTT) rates

The table below shows the different tax rates and the property price portion they apply to.

Purchase priceLBTT rate
Up to £145,0000%
Above £145,000 to £250,0002%
Above £250,000 to £325,0005%
Above £325,000 to £750,00010%
Over £750,000 12%12%

Similarly to the rest of the UK, the Scottish system also applies an additional rate (Additional Dwelling Rate – ADS) when adding a property to your existing portfolio. ADS is 3% of the total chargeable consideration for an additional residential property of £40,000 or more. It is payable in addition to the LBTT amount. For example, buying a 2nd buy to let property for £200,000, you would pay £1100 LBTT + £6000 ADS = £7100 in total.

For further information, please refer to Revenue Scotland website https://www.revenue.scot/land-buildings-transaction-tax.

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