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 calculator 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 from 23 September 2022, and the calculator will be updated when the UK Government changes these rates.
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 £625,000. 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 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 Price
SDLT Rate
Up to £250,000
0%
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 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 Price
SDLT Rate
Properties costing £40,000* or more and up to £250,000
3%
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%.
These higher rates of Stamp Duty do not apply to certain people, property and transactions.
Do not use the Second Home/Additional Property selection in the above Stamp Duty calculator if you will both:
use your new property as their main home, and,
have sold or given away the last main home you owned before you buy your new home (or sold it on the same day as you buy the new home).
Property not included with the additional 3% Stamp Duty Surcharge
Do not include property (or part of a property) if any of the following apply:
the property is worth less than £40,000.
The property is a mixture of residential and non-residential (e.g. like a shop with a flat above it).
it’s ‘moveable’ property like a caravan, houseboat or mobile home (unless it has become a permanent fixture).
The property is leasehold and your lease is for 7 years or less (on the date it was granted).
The property is leasehold and the lease is owned by someone else and it has more than 21 years left.
Relief from Stamp Duty 3% surcharge
You may qualify for a ‘relief’ from the 3% Stamp Duty surcharge using multiple dwellings relief, and If you’re buying 6 or more properties, you can choose to pay either the:
non-residential rates of SDLT (not the higher rates).
higher rates using multiple dwellings relief – see how this works here.
Stamp Duty Rates For First Time Buyers
If the property you purchase is for more than £625,000, 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 £625,000, even when you've selected "First Time Buyer".
First Time Buyer Property Purchase Price
SDLT Rate
Up to £425,000
0%
The next £200,000 (the portion from £425,001 to £625,000)
5%
The above stamp duty rates are for UK residents only, as from 1 April 2021, Non-UK residents pay 2% Stamp Duty in addition to the above rates.
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Free Stamp Duty Calculator: Stamp Duty in England & Northern Ireland (Updated 2023)
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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!
