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Stamp duty calculator

Plus full Q&A on stamp duty land tax

With house prices rising rapidly more and more homebuyers are having to pay stamp duty land tax, though what exact rate you pay depends on the property's price.

This guide is fully updated with the recent stamp duty changes and the calculator has the new rates. It also explains when and how you'll have to pay stamp duty and, crucially, how much it'll actually set you back.

Stamp Duty Calculator How much will I have to pay?


If you want to see if you're a winner with the new stamp duty rates, we've kept our old stamp duty calculator running with the pre-December 2014 rates so you can compare.

What is stamp duty?

Stamp duty land tax - to give it its full name - is a lump-sum tax that anyone buying a property or land costing more than a set amount has to pay. The rate you'll pay the tax at varies based on the price of the property and the type (we'll focus on residential buildings, rather than commercial).

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Sweeping changes to stamp duty were announced in the Chancellor's Autumn Statement in December 2014. Stamp duty has been reformed - the slab system (where you'd pay a single rate on the ENTIRE property price) has been swept away, and in its place is a more progressive system.

Under the new system, you'll only pay the rate for the proportion of the property that's at that rate. It's quite complex, so here's an example to better illustrate the changes:

Let's assume you're buying a property for £300,000.

Old system: You would have paid 1% on a property between £125,000 and £250,000, but between £250,000 and £500,000 you'd pay 3%. So because the purchase price is over £250,000, you'd have paid 3% on the entire purchase price, despite only being £50,000 above the threshold. Thus, you'd have paid £9,000 in stamp duty.

New system: You pay nothing below £125,000; 2% on between £125,000 and £250,000, and 5% on the value of the property above £250,000. So in total this means you'll pay £5,000 (£0+£2,500+£2,500).

What rate will I have to pay?

As the price you pay for a new property increases, so do the rates of stamp duty. You pay a percentage of the cost, and the rate payable leaps up at a set of thresholds - but, you only pay the proportion of the purchase price that's actually above the thresholds at the higher rate.

What stamp duty rate will I pay?
Purchase price
Stamp duty rate - on that portion of the purchase price
Up to £125,000
£125,000.01 - £250,000
£250,000.01 - £925,000
£925,000.01 - £1,500,000
£1,500,000.01 +
Correct from 4 December 2014

To see rates for past years, take a look at the HMRC website.

How do I pay stamp duty?

The crucial thing to know is that you have 30 days from the date of completion (when all the contracts are signed and dated - read our Buying a Home guide for full timeline) to pay your stamp duty bill. Take longer and you could face a fine and possibly interest on top, so don't!

30 days to pay

In reality, your solicitor will probably sort this out and push you to pay the bill straight away - in fact, most tend to want their cash before completing the transaction for you, just in case you then can't or don't pay them.

They are also likely to guide you through the process, but in case they don't...

  • Find your Unique Transaction Reference Number (UTRN).

    It's 11 characters long and found on either your submission receipt if you have filed online, or on your paper stamp duty return.

  • Pay by online or phone banking?

    Just as you might move money to a pal's account, you can call up your bank, use HMRC's bank details, and pay it. This normally takes three working days, so take this into account and don't miss the deadline.

  • Other ways to pay.

    If you don't have online or phone banking set up, you can pay by card over the web (though there's a charge for credit cards), giro in most banks or by cheque in Post Office branches or post - though the last three options require you to present a payslip.

Find the best buy mortgages

If you're ready to get a mortgage, tell our Mortgage Best Buys tool what you want, and it'll speedily find the top deals for you.

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Property investing newbie or an old hand wanting the top deal? Our free guide outlines all you need to know about buy-to-let.

Can I add stamp duty to my mortgage?

The simple answer here is that it's best that you don't, but many people find that they have to.

To add the cost of stamp duty to your loan is a case of borrowing more when the mortgage is taken out. So, say you needed a £180,000 mortgage to purchase a house costing £300,000, but wanted to add the stamp duty, you'd need to request borrowing of £185,000.

There are two main things to consider here. Firstly, as mortgages tend to be taken out over a long term (25 years or more), that's normally how long the stamp duty borrowing will last too. Over a 25-year term, at a rate of 5%, that extra £5,000 borrowing will cost around £8,500 in interest, so it's vital to be aware of the cost.

Secondly, this could affect your loan-to-value ratio (LTV) - the measure of how much of a property's value you are borrowing. The most competitive deals require a maximum LTV of 60% - yet in the example above, adding the stamp duty would push you from 60% to almost 62%, so be careful - speak to a mortgage broker to see if it's the right decision.

Is it the same all across the UK?

For once, yes! The same arrangements and rates apply for homebuyers in England, Wales, Scotland and Northern Ireland.

However, housing is a devolved issue and in Scotland, these new UK-wide stamp duty rules will be replaced on 1 April 2015 by the Land and Buildings Transaction Tax. It's a broadly similar scheme, although the thresholds are different. We'll update this guide with the new figures when they come into force.