Free Stamp Duty Calculator: Stamp Duty in England & Northern Ireland

Wooden home and money - Stamp Duty Calculator - Stamp Duty in England & Northern Ireland

If you need to estimate your Stamp Duty (SDLT) for a property purchased in England or Northern Ireland, this free Stamp Duty Calculator will do this for you.

A Stamp Duty Calculator to estimate your SDLT charge for buying property in England or Northern Ireland for those who are buying their very first property as first time buyers, for homeowners who are moving home or for those who are buying a second home or an additional property as an investment.

This free Stamp Duty calculators will give you an indication of your stamp duty liability for freehold residential property purchases in England & Northern Ireland. The figures are for properties purchased during 2021 and 2022, and the calculator will be updated when the UK Government changes these rates.

Please also read this article to discover how you could save £71,475 on your next mortgage if you sell your house and rent before buying againEven I was amazed when I did the calculations! The strategies you learn in this article will not only save you money, but it will also reduce the stress of buying your next home.

Free Stamp Duty calculator second home

This free Stamp Duty Calculator includes calculations if you are buying a second home or an additional property as an investment. If you are buying a second home or an additional property you will pay an addition 3% SDLT on top of the standard rates.

Free Stamp Duty calculator first time buyers

This free Stamp Duty Calculator includes calculations if you are a first time buyer buying your first property. In order to qualify as a first time buyer, you must not have previously acquired a major interest in a dwelling or an equivalent interest in land situated anywhere in the world.

To obtain SDLT relief as a first time buyer you must be purchasing a single dwelling and it cannot be purchased for more than £500,000. The transaction cannot be linked to another property transaction, and you must intend to live in the property as your main residence, which means you cannot claim first time buyer relief for SDLT if you are buying a buy to let property.

Stamp Duty Rates for 2021/22 for people moving home

You pay stamp duty at these rates, if after buying the property, it's the only residential property you own. See below if you are a first time buyer, as the rates are different if you buy a property when you've never owned a property before.

If after this purchase you own more than one property you will usually pay 3% on top of these rates (see table below). The above Stamp Duty Calculator takes account of buying an additional property or a second home. Make sure you select the appropriate property type when estimating your Stamp Duty.
Home Movers Property Purchase PriceSDLT Rate
Up to £125,0000%
The next £125,000 (the portion from £125,001 to £250,000)2%
The next £675,000 (the portion from £250,001 to £925,000)5%
The next £575,000 (the portion from £925,001 to £1.5 million)10%
The remaining amount (the portion above £1.5 million)12%

Stamp Duty Rates for 2021/22 for second homes/additional properties

You pay stamp duty at these rates if after buying the property you own more than one property. The above Stamp Duty Calculator takes account of buying an additional property or a second home. Make sure you select "Second Home/Additional Property" when estimating your Stamp Duty.
Second/Additional Property Purchase PriceSDLT Rate
Properties costing £40,000 or more and up to £125,000*3%
The next £125,000 (the portion from £125,001 to £250,000)5%
The next £675,000 (the portion from £250,001 to £925,000)8%
The next £575,000 (the portion from £925,001 to £1.5 million)13%
The remaining amount (the portion above £1.5 million)15%

* People purchasing an additional property for less than £40,000 will not pay SDLT at the higher rate of 3%.

Stamp Duty Rates For First Time Buyers 2021/2022

If the property you purchase is for more than £500,000, the First Time Buyer SDLT rates no longer apply to you, and you revert to the normal Stamp Duty rates detailed in the above table. This Stamp Duty Calculator will automatically adjust the rates of SDLT if you enter a property purchase price of more than £500,000, even when you've selected "First Time Buyer".
First Time Buyer Property Purchase PriceSDLT Rate
Up to £300,0000%
The next £200,000 (the portion from £300,001 to £500,000)5%

Please don’t forget to read this before you leave…

Please don’t forget to also read this article to discover how you could save £71,475 on your next mortgage if you sell your house and rent before buying againAs I said earlier, even I was amazed when I did the calculations! Learn about how you will reduce the stress of moving house, whilst at the same time potentially save thousands in the process!

I hope you’ve enjoyed this article about free Stamp Duty calculator

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Also, if you have any questions, please feel free to comment below too. Please also share any of your experiences with properties you’ve bought. Alternatively, if you need more help, please feel free to contact us on our contact us page here. Or join the discussion and ask your question in the property forum.

Free Stamp Duty Calculator: Stamp Duty in England & Northern Ireland

Article written by Russell Bowyer who has been investing in property since purchasing his first commercial property in the 1990's for his own Chartered Accountancy business. But his first property investment project was to turn an old dilapidated restaurant into a large 5-bed home, which he purchased for £117,500 and sold for £450,000 (to see an "after" photo of the house before it was sold see here: About). Russell owns a number of investment properties, which includes houses, flats and HMO's. More recently he has turned his creative side to investing in property using lease options. His largest lease option deal to date was to acquire 12 properties worth over £2 million for just £12, which means he paid just £1 to acquire each property!

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