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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, including April's changes in Scotland. 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 Calculators

The rate of stamp duty you'll pay depends on where in the UK you're buying a property. England, Wales & Northern Ireland have the same rates, Scotland uses different rate bandings.

Click the relevant tab for where in the UK you're buying.

Stamp Duty Calculator How much will I have to pay?

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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.

Scotland Stamp Duty Calculator How much will I have to pay?

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What is stamp duty?

Stamp duty land tax (or Land and Buildings Transaction Tax in Scotland) 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, 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, which is £0
You pay 2% on between £125,000 and £250,000, which is £2,500
You pay 5% on the value of the property above £250,000, which is £2,500

So in total this means you'll pay £5,000 (£0+£2,500+£2,500).

How does it work in Scotland?

It's not actually called stamp duty in Scotland anymore. A reform brought in by the Scottish Government in April 2015 means it’s now referred to as 'Land and Buildings Transaction Tax'.

However, while the name's changed, the principle hasn't. It's still a lump-sum tax that anyone buying a property or land costing more than a set amount has to pay. And it's a remarkably similar system to the one the rest of the UK uses, the main difference is the thresholds it uses are at different rates.

Here's an example of how the new Scottish system works, for an example property priced at £300,000.

You pay nothing below £145,000, which is £0
You pay 2% on between £145,000 and £250,000, which is £2,100
You pay 5% on the value of the property above £250,000, which is £2,500

So in total this means you'll pay £4,600 (£0+£2,100+£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
0%
£125,000.01 - £250,000
2%
£250,000.01 - £925,000
5%
£925,000.01 - £1,500,000
10%
£1,500,000.01 +
12%
Correct from 4 December 2014

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

What rate will I have to pay on property in Scotland?

Like the system in the rest of the UK, 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. However, the bandings are different in Scotland as shown in the table below.

What Land & Buildings Transaction Tax rate will I pay?
Purchase price
Stamp duty rate - on that portion of the purchase price
Up to £145,000
0%
£145,000.01 - £250,000
2%
£250,000.01 - £325,000
5%
£325,000.01 - £750,000
10%
£750,000.01 +
12%
Correct from 1 April 2015

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

How do I pay stamp duty?

30 days to pay

The crucial thing to know is that, wherever in the UK you're buying, you have 30 days from the date of completion/date of entry (when all the contracts are signed and dated and you get keys - read our Buying a Home guide for full timeline) to pay stamp duty or transaction tax. Take longer and you could face a fine and possibly interest on top, so don't!

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.

However, it's legally your responsibility to ensure your stamp duty/transaction tax is paid. If you are doing this yourself, click the questions to see the process.

How do I pay stamp duty in England, Wales & Northern Ireland?

How do I pay stamp duty in Scotland?

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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 (in England, Wales or Northern Ireland).

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.