How much is stamp duty? | Stamp duty calculator | YBS
How much is stamp duty?
Use our simple calculator to estimate how much you could owe
This calculator only shows estimates. Do not use instead of professional advice.
Please note: this calculator has not yet been updated to show the recent changes to Stamp Duty on second homes in England and Northern Ireland.
What is Stamp Duty Land Tax?
Stamp Duty Land Tax (SDLT) is a tax that you may need to pay when you buy a property in England or Northern Ireland.
Stamp Duty Land Tax rates
If you’re buying a residential property, the amount of SDLT you owe will depend on the price you pay for the property. It also depends on whether it is your only home or an additional property, for example, a buy-to-let or a second home.
There are different rates depending on the price of the property.
First time buyers
First time buyers may pay less stamp duty. If they buy a property for less than £625,000, they pay no SDLT on the first £425,000, and 5% on the remainder.
The Stamp Duty Land Tax tiers are:
Figures referenced from https://www.gov.uk/stamp-duty-land-tax/residential-property-rates
If you buy a property for £350,000 for example, Stamp Duty Land Tax will be calculated like this:
Property price: £350,000
Portion 1
(£0-£250,000)
0% tax so SDLT = £0
Portion 2
(£250,000.01-£350,000)
5% tax so SDLT = £5,000
Total Stamp Duty Land Tax owed = £0 + £5,000 = £5,000
Use our calculator to see how much Stamp Duty Land Tax you'll need to pay.
More about stamp duty in England and Northern Ireland
When do you pay Stamp Duty Land Tax?
If you're buying in England or Northern Ireland, you have just 14 days to pay SDLT from the date you complete on the purchase of your property (or the date you’re due to get the keys on the contract). If you miss this date, you may have to pay a £100 fine and possibly interest.
How do you pay Stamp Duty Land Tax?
Usually, your solicitor or conveyancer will ask you to pay the SDLT you owe to them and will then send off the SDLT return and pay the bill for you. You’re still legally responsible for making sure this is done on time though.
You can also file a Stamp Duty Land Tax return yourself
When is Stamp Duty Land Tax not payable?
You don’t have to pay SDLT if:
The property you’re buying is under £250,000 and you’re going to move into it
You’re buying a second home, a holiday home or a buy-to-let for £40,000 or less
You’re a first-time buyer and the property you’re buying is under £425,000
Can Stamp Duty Land Tax be paid in instalments?
No, SDLT has to be paid in one lump sum within 14 days of you completing on the purchase of your property.
Can I pay Stamp Duty Land Tax by credit card?
No, you can no longer pay for SDLT with a personal credit card. You can pay it by cheque, by debit card or by online banking.
Can Stamp Duty Land Tax be added to my mortgage?
If you don’t have enough savings to cover SDLT as well as your deposit and buying costs, it’s possible to add the cost of the SDLT to your mortgage. If you decide to do this, please be aware that:
It will increase your long-term debt.
You’ll be paying interest on your SDLT for the full term of your mortgage, which may amount to more than the SDLT itself.
It could push your loan-to-value ratio (LTV) too high. The LTV is a measure of how much of the property's value you’re borrowing, and the most competitive mortgage deals usually need a maximum LTV of 60%.
Can I claim Stamp Duty Land Tax back?
If you paid a higher rate of SDLT because you bought an additional home you may be able to claim the extra back. You can do this if you sell your original home within three years of buying the second property.
For properties sold on or after 29 October 2018 the refund must be claimed within 12 months of the latest of the following:
For properties sold on or after 29 October 2018 the refund must be claimed within 12 months of the latest of the following:
the sale or gift of the previous main residence or
the date the SDLT return was filed for the new residence.
For properties sold on or before 28 October 2018 the refund must be claimed within three months of selling or gifting your previous home. Or it can be claimed within 12 months of filing your SDLT return. Use whichever date is later.
There may be exceptional circumstances that allow you to ask for money back if you sell your original home after the 3 year limit.
In Scotland
What is Land and Buildings Transaction Tax?
Land and Buildings Transaction Tax (LBTT) is a tax that you may need to pay when you buy a property in Scotland.
Land and Buildings Transaction Tax rates
If you’re buying a residential property, the amount of LBTT you owe will depend on the price you pay for the property. It also depends on whether it is your only home or an additional property, for example, a buy-to-let, or a second home.
There are different rates depending on the price of the property.
First time buyers in Scotland
First time buyers don’t pay any Land and Buildings Transaction Tax on properties up to £175,000.
Land and Buildings Transaction Tax rates in Scotland are as follows:
* Properties under £40,000 are not subject to the additional Land and Buildings Transaction Rates
Figures referenced from https://www.gov.scot/policies/taxes/land-and-buildings-transaction-tax/
If you buy a property for £350,000 for example, Land and Buildings Transaction Tax will be calculated like this:
Property price: £350,000
Portion 1
(£0-£145,000)
0% tax so LBTT = £0
Portion 2
(£145,001-£250,000)
2% tax so LBTT = £2,100
Portion 3
(£250,001-£325,000)
5% tax so LBTT = £3,750
Portion 4
(£325,001-£350,000)
10% tax so LBTT = £2,500
Total Land and Buildings Transaction Tax owed = £0 + £2,100 + £3,750 + £2,500 = £8,350
Use our calculator to see how much Land and Buildings Transaction Tax you'll need to pay.
In Wales
What is Land Transaction Tax?
Land Transaction Tax (LTT) is a tax that you may need to pay when you buy a property in Wales.
Land Transaction Tax rates
If you’re buying a residential property, the amount of LTT you owe will depend on the price you pay for the property. It also depends on whether it is your only home or an additional property, for example, a buy-to-let or a second home.
There are different rates depending on the price of the property.
First time buyers in Wales
There are no special rates for first time buyers in Wales.
Land Transaction Tax rates in Wales are as follows:
* Properties under £40,000 are not subject to the additional Land Transaction Tax rates
Figures referenced from https://gov.wales/land-transaction-tax-rates-and-bands
If you buy a property for £350,000 for example, Land Transaction Tax will be calculated like this:
Property price: £350,000
Portion 1
(£0-£225,000)
0% tax so LTT = £0
Portion 2
(£225,001-£350,000)
6% tax so LTT = £7,500
Total Land Transaction Tax owed = £0 + £7,500 = £7,500
Use our calculator to see how much Land Transaction Tax you'll need to pay.