Stamp duty calculator

Calculating stamp duty on second homes is different.

For second homes, you'll have to pay an extra 3% on the standard stamp duty rates. This is for properties over £40,000 but does not include mobile homes, houseboats, and caravans.

If you’re buying a new home and selling your old one, you’ll only need to pay the standard stamp duty rates.

If you do not sell your main property when you complete your new home, you'll have to pay the higher rates. This is because you'll own two properties.

You can get a refund once you’ve sold your original home as long as it’s within 36 months of when you first bought it.

Stamp duty applies on both leasehold and freehold properties. It is dealt with exactly the same way on either property.

Calculating stamp duty on land and non-residential property is also different. This includes mixed-use land and property.

You’ll pay land tax on transactions over £150,000.

This is currently 2% of the property value from £150,000 to £250,000 and 5% on the value above £250,000.

If you’re a first-time buyer of a shared ownership home, you do not have to pay stamp duty on the first £425,000 of a home worth up to £625,000.

This means all first-time buyers with a first home worth up to £425,000 are now exempt from stamp duty.

You’ll pay stamp duty if you’re buying a new home unless you qualify for first-time buyer relief or the property is under a certain threshold.

The stamp duty threshold differs depending on where you’re buying your property in the UK, whether you’re a first-time buyer or purchasing an additional property. 

In England and Northern Ireland, at the time of writing, the stamp duty thresholds are:

• £250,000 if you’re moving home or have previously owned a property

• £425,000 for first-time buyers

• £0 on a property for less than £40,000 if it’s an additional property 

In Scotland, the LBTT thresholds are: 

• £145,000 if you’re moving home or have previously owned a property 

• £175,000 if you’re a first-time buyer

• £0 on a property for less than £40,000 if it’s an additional property 

It’s worth noting that if you’re buying an additional property for less than £40,000, you won’t need to pay any stamp duty or LTT but will need to on the total amount if the property price is over £40,000.

In Wales, the LTT threshold is £180,000 unless you’re buying an additional property.

You pay stamp duty when you purchase a property, and your solicitor will typically deal with this for you as part of the process, although you can deal with it yourself if you wish. 

Your stamp duty land tax return should be filed and paid within 14 days of completion. (14 days after you’ve got the keys to your new property.)

In Scotland and Wales, you have 30 days to pay after completion.

No, you don’t need to pay stamp duty when you sell a property, only when you buy a new one. So if you’re moving home, you’ll pay SDLT on the new property you buy, not on the one you’re selling.

You won't need to pay stamp duty if you sell a property without buying a new one. If it’s an additional property you’re selling, you may need to pay capital gains tax if the property's value has increased since you bought it.

If you’re buying an additional property, you’ll typically have to pay a 3% surcharge. This surcharge applies to each band and applies to all properties worth more than £40,000. 

Stamp duty on second homes (England and Northern Ireland):

• Up to £250,000 - 3%

• £250,001 - £925,000 - 8%

• £925,001 - £1.5 million - 13%

• Over £1.5 million - 15%

As of August 2023, rates for second homes are slightly different in Scotland and Wales. In Scotland, you’ll pay the LBTT additional dwelling supplement (ADS), an extra 6% on each band; in Wales, you’ll pay higher residential tax rates, an additional 4%.

Land and buildings transaction tax with ADS (Scotland):

• Up to £145,000 - 6%

• £145,001 - £250,000 - 8%

• £250,001 - £325,000 - 11%

• £325,001 - £750,000 - 16%

• Over £750,000 - 18%

Land transaction tax - higher residential tax rates (Wales):

• Up to £180,000 - 4%

• £180,001 - £250,000 - 7.5%

• £250,001 - £400,000 - 9%

• £400,001 - £750,000 - 11.5%

• £750,001 - £1.5 million - 14%

• Over £1.5 million - 16%

Yes, getting a refund on stamp duty when purchasing a second home is possible. One way to claim the stamp duty refund on a second property is by selling your primary residence within 36 months of buying the second property. Doing so demonstrates that the second property is your primary residence rather than an additional home.

You may then be entitled to a refund of the 3% surcharge that would have been paid if it were treated as a second home.

You must contact HMRC if you're entitled to a stamp duty refund.

Stamp duty for buy-to-let properties, LBTT or LTT, is equivalent to buying a second home. You’ll pay an additional 3% in England and Northern Ireland, 6% in Scotland and 4% in Wales.

Specific lenders might offer the option to increase your mortgage amount to cover the stamp duty you owe. However, it's crucial to keep in mind that this decision will influence your Loan-to-Value (LTV) ratio and result in interest being charged on the extra borrowed amount. Opting for this approach could lead to higher overall costs in the long run.

No, it’s not possible to pay for stamp duty using a credit card. In 2018, laws were introduced that prevent HMRC from accepting credit card payments, including stamp duty payments.

No, you only pay stamp duty when you purchase a new property. Remortgaging involves obtaining a new mortgage product, but since you’ve already paid stamp duty when you initially bought your property, there’s no need to pay it again when you remortgage.