Stamp duty calculator
Learn about the stamp duty holiday on homes up to £500,000. Calculate how much stamp duty you'll have to pay on property purchases in 2020/21.
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What is stamp duty?
Most buyers are required to pay stamp duty, with a few exceptions. And besides your mortgage, stamp duty could be your biggest cost as a home buyer.
A stamp duty calculator helps you estimate how much you’ll need to pay. It will take into account the price of your home and the stamp duty rate band it falls into. Read on to find out more.
Stamp Duty Land Tax (SDLT) is a tax in England and Northern Ireland. It usually applies to residential properties – or pieces of land – that cost more than £125,000.
There are exceptions for first time buyers and those buying additional properties, which we’ll explain in this comprehensive guide. (1)
Scotland and Wales have their own taxes, equivalent to stamp duty:
You’ll pay Land and Buildings Transaction Tax (LBTT) in Scotland
You’ll pay Land Transaction Tax (LTT) in Wales
Stamp duty holiday: No stamp duty on homes up to £500,000
If you buy a home for up to £500,000 you will not pay any stamp duty.
This "stamp duty holiday" will last until 31 March 2021. It's part of government plans to help the economy recover from the coronavirus pandemic.
The stamp duty cut only applies if you're buying a house in England or Northern Ireland. In Scotland and Wales the stamp duty rates are still the same.
If you buy a £500,000 home between now and 31 March 2021, you would save £15,000 in stamp duty.
This money could be spent on increasing the size of your deposit or on other home improvements. Increasing your deposit could be a good idea, because you may gain access to better mortgage deals.
If you buy a home for more than £500,000, you will pay 5% on the next £425,000 of the purchase price from £500,001 to £925,000.
The rates are still 10% and 12% for the last two bands (£925,001 to £1.5 million and above £1.5 million).
If you're buying a second home you will pay 3% on the first £500,000 of the purchase price, then 8% from £500,001 to £925,000. The usual rates of 13% and 15% apply for the last two bands.
When first time buyer stamp duty relief was introduced in 2018, you could apply for a stamp duty refund if you had bought your first house a few months earlier.
Your home may be repossessed if you do not keep up repayments on your mortgage.
How and when do I pay stamp duty?
You have to pay your stamp duty within 14 days of your move in date. If it’s not paid by then, you could risk a fine, or having interest added to the amount due. (2)
Traditionally your solicitor deals with your stamp duty payment, but it doesn’t hurt to be aware of what stamp duty is, how it’s calculated, and when it’s due.
Stamp duty is paid as a lump-sum on new properties and second homes, freehold and leasehold properties, and homes bought outright or with a mortgage.
When is stamp duty not applicable?
There are a couple of scenarios where stamp duty land tax doesn’t apply:
If you’re buying a property valued below the stamp duty threshold
If you’re transferring the deeds of your home to someone
How much is stamp duty in 2020?
Stamp duty in England and Northern Ireland
The standard rate bands for stamp duty are as follows*:
0% stamp duty
on first £0 - £125,000 of property value
2% stamp duty
on next £125,001 - £250,000 of property value
5% stamp duty
on next £250,001 - £925,000 of property value
10% stamp duty
on next £925,001 - £1.5 million of property value
12% stamp duty
above £1.5 million of property value
*Figures accurate as of April 2020 for the April 2020 - April 2021 tax year
The stamp duty rate you’ll pay isn’t confined to just one of these bands. Each band applies to the equivalent portion of the property price. For example, if you buy a house for £300,000, the stamp duty you’ll pay will be:
The first £125,000 x 0% = £0
The next £125,000 x 2% = £2,500
The final £50,000 x 5% = £2,500
Total stamp duty = £5,000
As you can see, it’s a little complicated, especially on more expensive properties, which is why a stamp duty calculator can be useful.
Stamp duty for first-time buyers in England and Northern Ireland
If you’re a first-time buyer, you’ll be able to benefit from some stamp duty relief on properties up to the value of £500,000.
If you buy a home up to the value of £300,000, you won’t have to pay any stamp duty at all.
If your property costs between £300,000 and £500,000, you won’t have to pay anything on the first £300,000, but you’ll have to pay a rate of 5% for the remaining portion.
For example, on a property that costs £450,000, your stamp duty would be:
The first £300,000 x 0% = 0%
The remaining £150,000 x 5% = £7,500
Total stamp duty = £7,500
To be eligible to receive this discount, you’ll need to meet the following criteria:
All parties involved in purchasing the property must be first-time buyers
Your property can’t exceed a value of £500,00
If you’re a first-time buyer and the property you’re buying is over £500,000, you’ll be required to follow the standard rate bands.
Stamp duty in Scotland
In Scotland, for a single property purchase, no tax is paid on the first £145,000. Then the following rates apply:
2% on the value of the property between £145,000 and £250,000
5% on the part between £250,000 and £325,000
10% on the part from £325,000 to £750,000
12% on any value over £750,000
First-time buyers in Scotland won’t pay stamp duty on the first £175,000.
Stamp duty in Wales
LTT is usually exempt on the first £180,000 of the property, with the following rates applying on the rest:
3.5% between £180,000 and £250,000
5% on the part between £250,000 and £400,000
7.5% on the part between £400,000 and £750,000
10% within the next band up to £1.5 million
12% over £1.5 million
There’s currently no relief for first-time buyers in Wales, but the higher tax free threshold of £180,000 should make most first-time purchases tax-free. (3)
Using a stamp duty calculator
Calculating your stamp duty using a calculator is easy:
You’ll simply need to state whether you’re buying for the first time, buying your next home, or buying an additional property.
You’ll also need to give the value of the property you’re buying, and whether it’s residential or commercial. Some calculators may ask you for the date you plan to complete the sale.
The stamp duty calculator should immediately calculate the total Stamp Duty Land Tax you’ll need to pay, along with a breakdown of how that figure was reached.
There are a range of stamp duty tax calculators out there, including HMRC’s stamp duty calculator.
Your mortgage adviser can provide you with general information on the rates payable. However, if you need advice on any tax implications, then you should speak to an independent tax and legal specialist as mortgage advisers are not qualified to give tax advice.
Buy-to-let stamp duty and stamp duty on a second property
Calculating stamp duty on second homes is different. If you’re buying a second home – perhaps as a holiday home – or a buy-to-let property, you’ll have to pay an additional 3% on the standard stamp duty rates.
This rate applies to properties over £40,000, but excludes 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. But if your main residence hasn’t been sold by the time you complete your new purchase, you’ll have to pay the higher rates, because you technically now own two properties.
Thankfully, you can get a refund once you’ve sold your original home – as long as it’s within 36 months of the original purchase.
Buying a leasehold property
Stamp duty applies on both leasehold and freehold properties. It is dealt with exactly the same way on either property.
Buying a commercial property
Calculating stamp duty on land and non-residential property (including mixed-use land and property) is also different. 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.
Joint ownership and stamp duty relief
If you’re a first-time buyer of a shared ownership home, you don’t have to pay stamp duty on the first £300,000 of value in a home that costs up to £500,000. This means all first-time buyers who invest up to £300,000 in their first home (shared ownership or otherwise) are now exempt from stamp duty. (4)
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