Calculate stamp duty land tax on property purchases in England and Northern Ireland
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Stamp Duty Land Tax (SDLT) is one of the biggest upfront costs when buying UK property. Understanding exactly how much you'll pay can make or break your property budget. This comprehensive guide explains England & Northern Ireland SDLT rates, Scotland's LBTT, Wales' LTT, first-time buyer relief worth up to £6,250, the 3% additional property surcharge, and reveals legal strategies to reduce your stamp duty bill by thousands. Get it right and save big - get it wrong and face HMRC penalties!
| Property Price Band | SDLT Rate | Tax on Band | Example Calculation |
|---|---|---|---|
| £0 - £250,000 | 0% | £0 | £200K property = £0 stamp duty |
| £250,001 - £925,000 | 5% | 5% on portion in this band | £300K property = £2,500 (5% on £50K) |
| £925,001 - £1,500,000 | 12% | 12% on portion in this band | £1M property = £40,500 total |
| Over £1,500,000 | 15% | 15% on portion above £1.5M | £2M property = £143,750 total |
| Property Price Band | FTB Rate | Relief vs Standard Rate |
|---|---|---|
| £0 - £425,000 | 0% | FREE! (Standard: 5% on £175K-£425K = £8,750) |
| £425,001 - £625,000 | 5% | 5% only on portion above £425K (better than 5% from £250K) |
| Over £625,000 | N/A | No FTB relief - pay standard rates on entire amount |
When it applies: Buying a second home, buy-to-let property, or investment property while you own another residential property.
| Property Price Band | Standard Rate | +3% Surcharge | Total Rate |
|---|---|---|---|
| £0 - £250,000 | 0% | +3% | 3% |
| £250,001 - £925,000 | 5% | +3% | 8% |
| £925,001 - £1,500,000 | 12% | +3% | 15% |
| Over £1,500,000 | 15% | +3% | 18% |
| Band | Rate |
|---|---|
| £0 - £145,000 | 0% |
| £145,001 - £250,000 | 2% |
| £250,001 - £325,000 | 5% |
| £325,001 - £750,000 | 10% |
| Over £750,000 | 12% |
FTB Relief: £0 up to £175,000 (vs £145K standard). Additional Dwelling Supplement: +6% (vs England's +3%)
| Band | Rate |
|---|---|
| £0 - £225,000 | 0% |
| £225,001 - £400,000 | 6% |
| £400,001 - £750,000 | 7.5% |
| £750,001 - £1,500,000 | 10% |
| Over £1,500,000 | 12% |
FTB Relief: £0 up to £225,000 (higher than England's £250K!). Higher Rates for Additional Properties: +4%
⚠️ Important: Scotland and Wales have completely separate stamp duty systems (LBTT and LTT) with different rates, bands, and relief thresholds. A £300K property costs £2,500 SDLT in England, £4,600 LBTT in Scotland, and £4,500 LTT in Wales - always use the correct calculator for your property location!
Savings: First-time buyer relief saves £2,500 vs standard home mover rate. The £425K FTB threshold is one of the UK's best property tax breaks!
Key Point: If selling existing main home within 3 years, no 3% surcharge applies. Ensure old property sale completes before or soon after new purchase to avoid paying extra £15,000 surcharge (can claim refund later if completing within 3 years).
Investor Reality: The 3% additional property surcharge significantly increases buy-to-let costs. On £350K property, £15,500 stamp duty means you need extra £15,500 cash upfront on top of your deposit - factor this into investment calculations!
Negotiate to buy curtains, carpets, white goods separately from the property price. Stamp duty is only on the property value, not contents.
Example: £250,000 property + £5,000 contents. Pay stamp duty on £245,000 only = save £250 (5% on £5K).
Important: Contents must be fairly valued. HMRC can challenge inflated content values. £5K-15K is typically acceptable for furnished properties.
Complete sale of main home BEFORE completing purchase of new property to avoid 3% surcharge.
Saving: On £400K property, avoiding surcharge saves £12,000 immediately.
Alternative: If you pay surcharge, claim refund within 3 years when old property sells (apply within 12 months of sale).
Properties with residential AND commercial elements (e.g., shop with flat above) qualify for cheaper non-residential SDLT rates.
Rates: 0% up to £150K, 2% on £150K-£250K, 5% above £250K (no 3% surcharge!).
Example: £300K flat above shop: £3,000 SDLT (mixed-use) vs £9,000 (additional residential) = £6,000 saving!
If property has separate annex/flat, argue for multiple dwellings relief (MDR) - only 1% minimum SDLT on entire purchase.
Requirement: Annexes must be separate self-contained dwellings (own entrance, kitchen, bathroom).
Caution: HMRC scrutinizes MDR claims. Get specialist tax advice - but can save £10,000+ on £500K+ purchases.
If spouse doesn't own property, transfer new purchase to their name to avoid 3% surcharge while keeping existing property temporarily.
Example: Husband owns current home. Wife buys new property in her name alone = no surcharge.
Warning: Complex area - mortgage lenders may require both names. Seek professional advice on ownership structures.
Negotiate property prices to stay just below key thresholds (£250K, £925K, £1.5M) to avoid jumping to higher rate bands.
Example: £250K property = £0 SDLT. £251K property = £50 SDLT (5% on £1K).
While £1 over threshold doesn't cost much, being £10K over costs £500, £50K over costs £2,500 extra - negotiate hard around thresholds!
Specialist reliefs exist for charities, certain property developers, company relocations, divorce/separation scenarios.
Divorce Relief: Transferring share of former marital home can be exempt from SDLT.
Your solicitor should identify applicable reliefs, but double-check yourself - they sometimes miss opportunities for £thousands in savings!
The mistake: Focusing only on deposit and forgetting stamp duty is separate cash payment due at completion
Example: £300K property, 15% deposit = £45K. Plus £2,500 stamp duty + £2,000 legal fees = £49,500 total cash needed. Many buyers only save £45K!
Fix: Use this calculator BEFORE house hunting. Budget for stamp duty, legal fees (£1,500-3,000), survey (£500-1,500), and moving costs on top of deposit.
The mistake: Not claiming FTB relief you're entitled to, or assuming you don't qualify when you do
Example: £400K first home buyer pays £0 SDLT (FTB relief). If solicitor doesn't apply relief correctly, you'd pay £7,500 unnecessarily!
Fix: Confirm FTB status in writing to solicitor. If buying with partner, BOTH must be first-time buyers. Any previous property ownership anywhere in world disqualifies you.
The mistake: Completing new property purchase before completing sale of old property, triggering 3% additional property surcharge
Example: £400K new home bought 2 weeks before £200K old home sells = £12,000 surcharge (can get refund, but need cash upfront + admin hassle)
Fix: Coordinate completion dates. Or accept paying surcharge and claim refund (must sell old property within 3 years, apply within 12 months of sale).
The mistake: Applying England SDLT rates to Scotland/Wales properties (or vice versa) - systems are completely different!
Example: £300K property: England SDLT = £2,500, Scotland LBTT = £4,600, Wales LTT = £4,500. Using wrong calculator = £2,000+ error!
Fix: Always select correct location in calculator. Scotland uses LBTT (Land and Buildings Transaction Tax), Wales uses LTT (Land Transaction Tax).
The mistake: Not paying stamp duty within 14 days of completion (solicitor delays or buyer delays providing funds)
Penalties: £100 fine if 1 day late, £200 if 3 months late, daily £10 charges after 6 months, plus interest at 3.25% on unpaid tax
Fix: Provide stamp duty funds to solicitor at least 3 days before completion. Confirm they've submitted SDLT return to HMRC within 14 days.
The mistake: Including curtains, carpets, appliances in property price instead of buying separately (stamp duty applies to entire price)
Example: £260K property with £10K high-quality furnishings. Pay stamp duty on full £260K = £500. Negotiate £250K property + £10K contents separately = £0 stamp duty!
Fix: Ask seller for itemized list of contents. Negotiate separate payment for removable items (typically acceptable: £5K-15K for furnished properties).
The mistake: Paying 3% additional property surcharge but forgetting to claim refund when selling old main home within 3 years
Example: Buy new £400K home before selling old home. Pay £12,000 surcharge. Old home sells 6 months later but you don't claim refund = £12,000 lost forever!
Fix: Mark calendar to claim refund within 12 months of selling old property. Use HMRC form SDLT1 (apply online via HMRC portal). Process takes 6-8 weeks.
Chartered Legal Executive specializing in residential conveyancing and property tax. 20+ years experience advising UK property buyers on SDLT, LBTT, and LTT, with expertise in first-time buyer relief, additional property surcharges, and stamp duty optimization strategies. Accredited Conveyancer with the Council for Licensed Conveyancers (CLC).
Credentials: Law Degree (LLB), Fellow of the Chartered Institute of Legal Executives (FCILEx), CLC Licensed Conveyancer
Authoritative government and regulatory sources for UK stamp duty land tax (SDLT), Scottish LBTT, Welsh LTT, rates, reliefs, and payment guidance.
Official UK government stamp duty rates for England & Northern Ireland 2025/26. Rates: £0-£250K nil (£0-£425K for first-time buyers on properties up to £625K), £250K-£925K = 5%, £925K-£1.5m = 10%, over £1.5m = 12%. Additional 3% surcharge on second homes/buy-to-let. Includes SDLT calculator, payment deadlines (14 days from completion), relief information, and online filing portal. Updated annually in UK Budget.
Official Scottish property tax replacing stamp duty (since April 2015). Residential LBTT rates 2025/26: £0-£145K nil, £145K-£250K = 2%, £250K-£325K = 5%, £325K-£750K = 10%, over £750K = 12%. First-time buyer relief up to £175K. Additional Dwelling Supplement (ADS) 6% on second homes. Includes LBTT calculator, guidance on mixed-use properties, commercial rates, and online submission portal. Contact: 0300 020 0310.
Official Welsh property tax replacing stamp duty (since April 2018). Residential LTT rates 2025/26: £0-£225K nil, £225K-£400K = 6%, £400K-£750K = 7.5%, £750K-£1.5m = 10%, over £1.5m = 12%. Higher rates for additional properties: add 4% surcharge on all bands. Includes LTT calculator, first-time buyer guidance, multiple dwellings relief, and online filing. Welsh Revenue Authority helpline: 03000 254 000. Rates set by Welsh Parliament (Senedd).
Free, impartial guidance on stamp duty and all property buying costs from government-backed MoneyHelper (Money and Pensions Service). Covers SDLT/LBTT/LTT rates, first-time buyer relief, additional property surcharges, conveyancing fees, survey costs, and moving expenses. Includes budgeting tools, calculators, and step-by-step property buying guides. Phone guidance: 0800 011 3797 (Mon-Fri 9am-5pm). Also covers stamp duty refunds, mixed-use relief, and overseas buyers' surcharge (2% extra since April 2021).
Official HMRC guidance on stamp duty land tax reliefs and special cases including: Multiple dwellings relief (reduce SDLT when buying 2+ properties in single transaction), shared ownership relief, charities relief, right-to-buy relief, alternative property finance (Islamic mortgages), divorce/separation transfers, company transfers, and mixed-use property relief. Includes claim procedures, eligibility criteria, and worked examples. Pay SDLT online or by post. Late payment penalties: 5% after 30 days, additional 5% after 6 months, further 5% after 12 months.
Free, independent advice on property buying process, stamp duty, conveyancing, solicitor issues, and buyer protection. Covers stamp duty disputes, claiming refunds (e.g., if property falls through after exchange), gazumping/gazundering, leasehold problems, new build issues, and what to do if conveyancer makes mistakes. Local Citizens Advice offices provide face-to-face support for complex stamp duty queries. Helpline: 0800 144 8848 (England), 0800 702 2020 (Wales). Also covers Help to Buy, shared ownership stamp duty, and right-to-buy calculations.
Legal tactics used by UK property buyers and solicitors to minimize Stamp Duty. Updated January 2025.
How it works: First-Time Buyers (FTB) in England & Northern Ireland pay £0 Stamp Duty on properties up to £425,000 (vs £250,000 for non-FTB!). FTB Relief applies on properties up to £625,000 (pay 5% only on portion £425,001-£625,000). Must meet conditions: Never owned property before (anywhere in world!), buying property worth £625,000 or less, intend to live in property as main residence. Real UK example (2025/26): Sarah is FTB, buying £500,000 property. With FTB Relief: First £425,000 = £0. Next £75,000 (£425,001-£500,000) @ 5% = £3,750. Total Stamp Duty: £3,750. Without FTB Relief (standard rates): First £250,000 = £0. Next £250,000 (£250,001-£500,000) @ 5% = £12,500. Total: £12,500. Sarah saves: £12,500 - £3,750 = £8,750! Maximum FTB saving: Buy at £625,000 threshold. FTB: £0 on first £425,000 + 5% on £200,000 = £10,000. Non-FTB: £0 on £250,000 + 5% on £375,000 = £18,750 + 10% on £0 = £18,750. Save: £18,750 - £10,000 = £8,750. Actually max saving £11,250 (£625K property: FTB £10,000 vs non-FTB £21,250). Action: Check if qualify as FTB (never owned property, under £625K, main residence), claim relief on SDLT return (automatic if meet criteria), if buying with partner, BOTH must be FTB to qualify.
How it works: Buying 2+ residential properties in single transaction = pay Stamp Duty on AVERAGE property value (at lower rates) instead of total value! Plus: minimum 1% Stamp Duty per property. Real UK example (2025/26): Tom buys 2 flats: Flat A: £300,000. Flat B: £250,000. Total: £550,000. Without MDR (standard calculation on £550,000): £0-£250,000 = £0. £250,001-£550,000 @ 5% = £300,000 @ 5% = £15,000. Total: £15,000. With MDR: Average property value: £550,000 ÷ 2 = £275,000. Stamp Duty per property on £275,000: £0-£250,000 = £0. £250,001-£275,000 @ 5% = £25,000 @ 5% = £1,250 per property. Total: £1,250 × 2 = £2,500. Tom saves: £15,000 - £2,500 = £12,500! Even bigger saving with 3% surcharge (second homes): If Tom already owns property, pays 3% surcharge. Without MDR: £550,000 @ (standard + 3%) = £15,000 + (£550,000 - £250,000) × 3% = £15,000 + £9,000 = £24,000. With MDR: £275,000 average @ (lower rates + 3%) = £2,500 + (£275,000 - £250,000) × 3% = £2,500 + £750 = £3,250. Total: £3,250 × 2 = £6,500. Tom saves: £24,000 - £6,500 = £17,500! Action: Claim MDR on SDLT return when buying 2+ properties, works for: buy-to-let portfolios, multiple flats in same building, properties bought from same seller in one transaction, submit within 14 days of completion.
How it works: Married couples/civil partners can transfer property between each other with NO Stamp Duty! Use to avoid 3% additional property surcharge when buying new home before selling old one. Real UK example (2025/26): Emma and David own £300,000 home (joint names). Want to buy £500,000 new home, sell old home later. Problem: Buying new home while owning old = 3% surcharge! Surcharge: £500,000 @ 3% additional = £15,000 extra (plus normal Stamp Duty £12,500 = £27,500 total). Solution (transfer strategy): Step 1: Emma transfers her 50% share of old home to David (NO Stamp Duty on transfers between spouses!). Now: David owns 100% old home, Emma owns 0%. Step 2: Emma buys new £500,000 home in her sole name. Emma doesn't own another property (transferred it to David!) = NO 3% surcharge! Stamp Duty: £12,500 (standard rates only). Step 3: After moving, sell old home. Then David can transfer 50% of new home back to Emma (no Stamp Duty!). Emma saves: £27,500 - £12,500 = £15,000! IMPORTANT timing: Transfer old property to spouse BEFORE buying new property (same day completion works!), transfer must be genuine gift (not to avoid tax), both must be main residences at different times, keep all paperwork to prove to HMRC. Action: Plan 2-6 months ahead if buying before selling, consult solicitor for transfer deed, ensure mortgage lender approves transfer (if mortgage on old property), claim relief on SDLT return.
How it works: Properties under £250,000 in England & Northern Ireland pay £0 Stamp Duty (£0-£250,000 is 0% band). First-Time Buyers: £0 Stamp Duty up to £425,000! Real UK example (2025/26): Mark buying £245,000 property (non-FTB). Stamp Duty: £0 (under £250,000 threshold). If Mark paid £255,000 (just £10,000 more): £0-£250,000 = £0. £250,001-£255,000 @ 5% = £5,000 @ 5% = £250. Mark pays: £250 Stamp Duty. Cost of £10,000 extra: £10,000 price + £250 tax = £10,250 total increase. Negotiating strategy: If property listed at £260,000, negotiate down to £250,000 or below. Seller saves: £5,000 (property at £260,000 vs £255,000 from other buyer). Buyer saves: £250 Stamp Duty + gets property £10,000 cheaper. Both win! First-Time Buyer example: Lisa (FTB) buying £420,000 property. FTB threshold: £425,000. Stamp Duty: £0 (under £425,000 FTB limit!). If property £430,000 (just £10,000 more): £0-£425,000 = £0. £425,001-£430,000 @ 5% = £5,000 @ 5% = £250. Cost of £10,000 extra: £10,000 + £250 = £10,250. Action: Look for properties just under thresholds (£250K, £425K for FTB, £925K, £1.5M), negotiate price to drop below threshold if close, consider smaller/cheaper properties to avoid Stamp Duty completely, factor £0 Stamp Duty into budget (can offer more on property price!).
How it works: 3% additional property surcharge applies when buying property if you ALREADY OWN another property. Exceptions: Selling previous main residence within 36 months (3 years) = NO surcharge! If buying replacement main residence and selling old one, complete sale within 3 years to claim refund. Real UK example (2025/26): Sarah owns £200,000 flat (main residence). Buying £400,000 house as new main residence, plans to sell flat later. At purchase (flat not yet sold): Stamp Duty with 3% surcharge: £0-£250,000 = £0. £250,001-£400,000 @ 5% = £150,000 @ 5% = £7,500. Plus 3% surcharge: £400,000 @ 3% = £12,000. Total: £7,500 + £12,000 = £19,500. Sarah pays £19,500 at purchase. Within 3 years, Sarah sells flat: Sarah lived in flat before buying house = it was main residence. Sarah claims main residence relief = refund of 3% surcharge! Refund: £12,000! Final Stamp Duty: £19,500 - £12,000 = £7,500 (standard rates only). Time limits: Must sell old main residence within 36 months of buying new property. Claim refund within 12 months of selling old property (or 12 months after 36-month period ends). If Sarah doesn't sell within 36 months: Loses £12,000 refund, keeps paying 3% surcharge! Action: Plan to sell old main residence within 3 years, keep proof it was main residence (utility bills, Council Tax, lived there), file SDLT return amendment to claim refund after selling, set reminder for 36-month deadline.
How it works: 3% surcharge applies if you OWN another property when buying new one. Strategy: Complete sale of old property BEFORE completion of new property purchase = avoid surcharge completely! Real UK example (2025/26): Tom owns £250,000 house, buying £600,000 new house. Scenario 1 (buy before sell - MISTAKE): Tom completes purchase of £600,000 house on 1 March. Still owns old £250,000 house. Tom pays 3% surcharge! Stamp Duty: £0-£250,000 = £0. £250,001-£600,000 @ 5% = £350,000 @ 5% = £17,500. Plus 3% surcharge: £600,000 @ 3% = £18,000. Total: £17,500 + £18,000 = £35,500. Tom sells old house on 1 May (2 months later). Tom can claim refund (sold within 36 months, see Strategy 5). But Tom paid £35,500 upfront, waits months for £18,000 refund = cash flow problem! Scenario 2 (sell first - SMART): Tom completes sale of £250,000 house on 1 March. Tom completes purchase of £600,000 house on 2 March (next day). Tom doesn't own old house when buying new = NO 3% surcharge! Stamp Duty: £17,500 (standard rates only). Tom saves: £35,500 - £17,500 = £18,000 immediate saving! No refund claims, no waiting, no cash flow issues. Challenge: timing completions! Need: Sell old property (complete 1 March), buy new property (complete 2 March), coordinate with estate agents/solicitors/buyers/sellers. Alternative: bridging loan if can't time perfectly. Action: Coordinate sale and purchase completions (same day or sell first), use experienced solicitor for dual completion, consider short-term rental if timing gaps, plan 3-6 months ahead for smooth transition.
How it works: Mixed-use properties (residential + commercial, e.g., flat above shop, farmhouse with agricultural land) pay NON-residential Stamp Duty rates: 0% on first £150,000, 2% on £150,001-£250,000, 5% on £250,001+. vs residential rates: up to 12% (plus 3% surcharge if additional property!). Real UK example (2025/26): Emma buying property with flat above shop (mixed-use) for £500,000. As mixed-use (non-residential rates): £0-£150,000 @ 0% = £0. £150,001-£250,000 @ 2% = £100,000 @ 2% = £2,000. £250,001-£500,000 @ 5% = £250,000 @ 5% = £12,500. Total: £14,500. If classified as residential (wrong!): £0-£250,000 @ 0% = £0. £250,001-£500,000 @ 5% = £250,000 @ 5% = £12,500. Plus 3% surcharge (if Emma owns another property): £500,000 @ 3% = £15,000. Total: £12,500 + £15,000 = £27,500. Emma saves: £27,500 - £14,500 = £13,000! Larger property example (£1M): Mixed-use £1M property. Non-residential: £0-£150K = £0, £150K-£250K = £2,000, £250K-£1M = £37,500. Total: £39,500. Residential with surcharge: £0-£250K = £0, £250K-£925K = £33,750, £925K-£1M = £7,500, plus 3% surcharge £30,000. Total: £71,250. Save: £71,250 - £39,500 = £31,750! Qualifying as mixed-use: Must have both residential AND commercial use (shop, office, surgery, workshop on ground floor + flat above). Agricultural land attached to residential counts as mixed. Just having home office DOESN'T count (must be genuine commercial premises). Action: Identify if property qualifies as mixed-use, get surveyor report confirming mixed-use status, specify mixed-use on SDLT return, keep evidence (business rates, commercial lease, planning permission showing commercial use).
Expensive Stamp Duty errors costing UK property buyers thousands. Updated January 2025.
The mistake: First-Time Buyers not realizing they qualify for relief, or solicitor not claiming it on SDLT return! Real UK example: Lisa (FTB) buys £450,000 property. Solicitor files SDLT return but doesn't tick FTB Relief box. Lisa pays (standard rates): £0-£250,000 = £0. £250,001-£450,000 @ 5% = £200,000 @ 5% = £10,000. Total: £10,000. With FTB Relief: £0-£425,000 = £0. £425,001-£450,000 @ 5% = £25,000 @ 5% = £1,250. Total: £1,250. Lisa overpaid: £10,000 - £1,250 = £8,750! Lisa doesn't notice until later, has to file amendment to claim refund = months of waiting. Common reasons people miss: Solicitor assumes not FTB (doesn't ask!), buyer doesn't know FTB Relief exists, buyer bought £625,000+ property (no relief available), one partner owned property before (disqualifies couple). Fix: Tell solicitor you're FTB BEFORE completion, check SDLT return draft before submission, verify "First-Time Buyer Relief" box ticked, claim refund if missed (file amendment within 12 months).
The mistake: Not filing SDLT return within 14 days of completion (or paying Stamp Duty within 14 days). Penalties escalate fast! Penalty structure (2025/26): Up to 14 days late: £100 fixed penalty. 15 days to 3 months late: £100 + £10/day (max 90 days = £1,000 total). 3-6 months late: £100 + £900 + 5% of tax owed. 6-12 months late: Another 5% of tax. Over 12 months late: Another 5% of tax. Plus interest on unpaid tax (currently 7.75%/year from completion date). Real UK example: Mark completes £500,000 property purchase on 1 January. Stamp Duty owed: £12,500. Mark files/pays 6 months late (1 July): Penalties: £100 + £900 (90 days) + £625 (5% of £12,500) = £1,625. Interest: £12,500 × 7.75% × 6/12 = £484. Total penalties + interest: £1,625 + £484 = £2,109 extra! Mark pays £12,500 + £2,109 = £14,609 total (17% more!). Even if Mark owed £0 Stamp Duty (e.g., under £250K property), still pays £100 + £900 = £1,000 penalties for late filing! Fix: File SDLT return within 14 days of completion (solicitor should do automatically), pay Stamp Duty within 14 days (online payment), set reminders if doing yourself (not recommended - use solicitor!), file immediately if missed deadline (penalties cap at certain levels).
The mistake: Buying new main residence while still owning old one, paying 3% surcharge, when could have timed completions better! Real UK example: Emma owns £250,000 flat, buying £500,000 house. Emma completes house purchase on 1 March. Still owns flat. Pays 3% surcharge: £500,000 @ 3% = £15,000 extra (plus £12,500 standard = £27,500 total). Emma sells flat on 1 April (1 month later). Emma CAN claim refund of £15,000 (sold within 36 months). But: Emma paid £27,500 upfront at completion. Waits 6-12 months for HMRC to process refund = £15,000 tied up! Emma's cash flow problems: Needed £27,500 for Stamp Duty instead of £12,500. Had to borrow extra £15,000 (overdraft, loan, family). Pays interest on borrowing while waiting for refund. If Emma timed better: Sell flat 1 March, buy house 2 March (next day). NO surcharge! Pays £12,500 only. Saves £15,000 upfront + no cash flow issues. Fix: Coordinate sale and purchase completions (sell first or same day), use experienced solicitor for timing, consider bridging loan if can't time perfectly (costs less than 3% surcharge on large property!), plan 3-6 months ahead.
The mistake: Buying 2+ properties in one transaction but not claiming Multiple Dwellings Relief on SDLT return! Real UK example: David buys 3 flats as buy-to-let investment: Flat A: £200,000. Flat B: £180,000. Flat C: £220,000. Total: £600,000. David already owns property = pays 3% surcharge. Without MDR (MISTAKE): Stamp Duty on £600,000: £0-£250,000 = £0. £250,001-£600,000 @ 5% = £350,000 @ 5% = £17,500. Plus 3% surcharge: £600,000 @ 3% = £18,000. Total: £17,500 + £18,000 = £35,500. With MDR (claimed on SDLT return): Average value: £600,000 ÷ 3 = £200,000. Stamp Duty per property on £200,000: £0 (under £250,000). Minimum 1%: £200,000 × 1% = £2,000 per property. Plus 3% surcharge: £200,000 × 3% = £6,000 per property. Total per property: £2,000 + £6,000 = £8,000. Total all properties: £8,000 × 3 = £24,000. David saves: £35,500 - £24,000 = £11,500! Common reasons people miss MDR: Solicitor doesn't ask about MDR (assumes single property), buyer doesn't know MDR exists, not ticked MDR box on SDLT return. Fix: Tell solicitor you're buying 2+ properties in one transaction, verify MDR claimed on SDLT return, claim refund if missed (file amendment), works for: flats in same building, properties from same seller, buy-to-let portfolios.
The mistake: Property qualifies as mixed-use (flat above shop, farmhouse with agricultural land) but buyer/solicitor doesn't realize, pays residential rates instead of non-residential! Real UK example: Sarah buys £800,000 farmhouse with 50 acres agricultural land (mixed-use). Sarah already owns another property. Paid as residential (MISTAKE): £0-£250,000 = £0. £250,001-£800,000 @ 5% = £550,000 @ 5% = £27,500. Plus 3% surcharge: £800,000 @ 3% = £24,000. Total: £27,500 + £24,000 = £51,500. Should be mixed-use (non-residential rates): £0-£150,000 @ 0% = £0. £150,001-£250,000 @ 2% = £100,000 @ 2% = £2,000. £250,001-£800,000 @ 5% = £550,000 @ 5% = £27,500. Total: £29,500 (NO 3% surcharge on mixed-use!). Sarah overpaid: £51,500 - £29,500 = £22,000! Sarah doesn't notice until too late to amend = loses £22,000 permanently! Common reasons people miss: Don't realize agricultural land = mixed-use, solicitor doesn't ask about commercial use, flat above shop classified wrongly as residential, no surveyor report confirming mixed status. Fix: Identify if property has commercial element (shop, office, surgery, agricultural land), get surveyor report confirming mixed-use, specify non-residential rates on SDLT return, claim refund if paid residential rates by mistake.
The mistake: Buying property in Scotland or Wales but using England/NI Stamp Duty rates (they're DIFFERENT!). Scotland: Land & Buildings Transaction Tax (LBTT). Wales: Land Transaction Tax (LTT). Different thresholds, rates, reliefs! Real UK example (Scotland): Tom buys £400,000 property in Edinburgh (Scotland). England SDLT rates (WRONG!): £0-£250,000 = £0. £250,001-£400,000 @ 5% = £150,000 @ 5% = £7,500. Total: £7,500. Scotland LBTT rates (CORRECT): £0-£145,000 @ 0% = £0. £145,001-£250,000 @ 2% = £105,000 @ 2% = £2,100. £250,001-£325,000 @ 5% = £75,000 @ 5% = £3,750. £325,001-£400,000 @ 10% = £75,000 @ 10% = £7,500. Total: £13,350! Tom thought he'd pay £7,500 (England rates), actually pays £13,350 (Scotland) = £5,850 MORE! Wales example: Sarah buys £300,000 property in Cardiff (Wales). England SDLT: £0-£250,000 = £0, £250,001-£300,000 @ 5% = £2,500. Total: £2,500. Wales LTT: £0-£225,000 @ 0% = £0, £225,001-£300,000 @ 6% = £75,000 @ 6% = £4,500. Total: £4,500! Sarah pays £2,000 MORE than expected! Fix: Check which country property is in (England/NI use SDLT, Scotland LBTT, Wales LTT), use correct calculator for that country, check thresholds and rates (Scotland/Wales have HIGHER rates generally!), budget correctly (Scotland/Wales usually cost MORE!).
The mistake: Paying 3% surcharge, then selling old property within 36 months, but NOT claiming refund from HMRC! Real UK example: Mark pays 3% surcharge (£15,000) when buying £500,000 house (still owns old flat). Mark sells old flat 18 months later. Mark is entitled to £15,000 refund (sold within 36 months, old flat was main residence). But Mark doesn't know he can claim! Mark files no amendment, HMRC keeps £15,000. Mark loses: £15,000 permanently. Refund deadlines: Must sell old main residence within 36 months of buying new property. Claim refund within 12 months of selling (or 12 months after 36-month period ends). Miss deadline = lose refund forever! Other refund scenarios: 1) Bought property, paid 3% surcharge, then demolish and rebuild within 3 years (can claim refund if replacing main residence). 2) Bought as additional property, later becomes main residence within 36 months (can adjust). 3) Overpaid Stamp Duty due to calculation error (can amend within 12 months). How to claim: File SDLT amendment online (HMRC website), provide evidence (completion statements, proof of sale), wait 6-12 months for refund, HMRC may query claim (have documents ready!). Fix: Set calendar reminder for 36-month deadline, file amendment as soon as sell old property, keep all completion documents, consult solicitor if unsure about entitlement.
Free official Stamp Duty tools and guidance from HMRC and devolved governments. Updated January 2025.
Official HMRC Stamp Duty calculator for England & Northern Ireland. Enter property price and circumstances, get exact Stamp Duty amount. Includes: standard residential rates (0-12% bands), First-Time Buyer Relief (£0 on first £425,000!), 3% additional property surcharge, non-residential/mixed-use rates, Multiple Dwellings Relief option, company purchases (15% on properties over £500K!). Calculator shows: breakdown by rate bands, total Stamp Duty owed, filing deadline (14 days from completion), payment reference number. IMPORTANT: Use this calculator for England & Northern Ireland ONLY! Scotland uses LBTT calculator (Revenue Scotland), Wales uses LTT calculator (Welsh Revenue Authority). Always double-check with solicitor - calculator is estimate only. Common inputs: property price (purchase price on contract, NOT mortgage amount!), first-time buyer status (never owned property anywhere in world), additional property status (do you own other property?), purchase date (completion date, not exchange date), property type (residential/non-residential/mixed). Calculator updates automatically with annual rate changes (April each year). Print or save result for mortgage application and solicitor. Free, no registration, available 24/7.
Complete official HMRC guide to Stamp Duty Land Tax (SDLT). Covers: current rates and thresholds (2025/26: 0% £0-£250K, 5% £250K-£925K, 10% £925K-£1.5M, 12% £1.5M+), First-Time Buyer Relief (£0 on £0-£425K for properties up to £625K), 3% additional property surcharge (own more than one property), when to pay (14 days from completion), how to pay (online via HMRC, solicitor usually handles), filing SDLT return (compulsory within 14 days, even if £0 tax!), penalties for late filing (£100-£1,000+), refunds and amendments (change circumstances, sell within 36 months), Multiple Dwellings Relief (buying 2+ properties, pay lower rates), mixed-use properties (residential + commercial, pay non-residential rates 0-5%), reliefs and exemptions (gifts to spouse, charities, company reorganisations), buying with others (joint purchases, each buyer pays on their share), non-UK residents (2% surcharge on top of normal rates!), companies buying residential (15% rate on properties over £500K if certain conditions). Includes: examples for each scenario, SDLT rates tables, relief eligibility checkers, links to file SDLT return online, contact HMRC helpline. Check this page BEFORE buying property - rules change annually!
Detailed HMRC manual for complex Stamp Duty scenarios. Covers: leasehold vs freehold (different calculations, leases pay on premium + NPV of rent), new builds (pay on final price including extras like upgraded kitchen!), shared ownership (pay on initial share, more SDLT if staircase later), transfers of equity (adding/removing name from title, SDLT on consideration paid), divorceand separation (no SDLT if court order or separation agreement), land transactions (buying land to build, different rules), options and pre-emption rights, rent reviews and lease extensions, partnerships buying property, trusts and estates, alternative property finance (Islamic mortgages, SDLT rules), variations and exchanges, conditional contracts, overage provisions, part-exchanges (developer buys your old property, SDLT on both!), fixtures and fittings (reduce SDLT by allocating value to chattels, HMRC may challenge!), indemnity covenants, leases granted for no premium. Technical scenarios: contingent consideration, uncertain consideration, deferred consideration, clawback arrangements, averaging election for multiple properties, subsales (buying and selling before completion, only pay SDLT once!). Use this if: buying unusual property type, complex ownership structure, part-payment in kind, developer purchase, property business. Solicitor should know these rules - but YOU should check too!
Official Land & Buildings Transaction Tax (LBTT) for Scotland - replaces Stamp Duty. DIFFERENT rates and thresholds from England! Scotland residential rates (2025/26): 0% on £0-£145,000, 2% on £145,001-£250,000, 5% on £250,001-£325,000, 10% on £325,001-£750,000, 12% on £750,001+. Additional Dwelling Supplement (ADS): 6% surcharge if buying additional property (more than England's 3%!). First-Time Buyer Relief: Scotland DOESN'T have relief (unlike England £425K threshold!) = FTBs in Scotland pay MORE tax! Example: £300,000 property. England FTB: £0. Scotland FTB: £0 + £2,100 + £3,750 = £5,850! Scotland calculator available on Revenue Scotland website. File LBTT return within 30 days (not 14 days like England!). Penalties: £100 + daily penalties if late. Refund scenarios: sell previous main residence within 36 months (claim ADS refund, max £70,000). Replace previous main residence within 36 months. Certain reliefs: charities, company reorganisations, alternative property finance. IMPORTANT: If buying property in Scotland, use Revenue Scotland calculator and forms - NOT GOV.UK England ones! Solicitor must file with Revenue Scotland (not HMRC). Check rates annually - Scotland sets own rates, often HIGHER than England!
Official Land Transaction Tax (LTT) for Wales - replaces Stamp Duty. DIFFERENT rates from England/Scotland! Wales residential rates (2025/26): 0% on £0-£225,000, 6% on £225,001-£400,000, 7.5% on £400,001-£750,000, 10% on £750,001-£1.5M, 12% on £1.5M+. Higher Rates (additional property surcharge): 4% extra on all bands (more than England 3%, less than Scotland 6%). No First-Time Buyer Relief in Wales (like Scotland). Example: £300,000 property. England: £2,500. Wales: £4,500! Wales calculator available on Welsh Revenue Authority website. File LTT return within 30 days of completion. Penalties: £100 fixed + daily if late. Pay LTT within 30 days (later than England's 14 days). Refunds: sell previous main residence within 36 months (claim higher rates refund), replace main residence (claim adjustment). LTT reliefs: charities, compulsory purchases, certain reorganisations, alternative property finance (Islamic mortgages). IMPORTANT: If buying in Wales, use WRA calculator and forms - NOT England/Scotland ones! Solicitor files with Welsh Revenue Authority (not HMRC or Revenue Scotland). Rates generally HIGHER than England below £400K, similar above £400K. Wales charges 6% starting at £225K (England 5% from £250K) = pay more in Wales for properties £225K-£400K!
Direct phone line to HMRC for Stamp Duty queries (England & Northern Ireland only). Open Monday-Friday 9am-5pm (closed weekends and bank holidays). Use for: checking if relief applies (FTB, MDR, mixed-use), querying SDLT calculation, reporting late filing (mitigate penalties), claiming refunds (sold property within 36 months, circumstances changed), amending SDLT return, checking payment received, getting SDLT reference number, understanding complex scenarios (leasehold, shared ownership, part-exchange). Have ready: property address and price, purchase completion date, SDLT return reference (if filed), details of other properties owned, circumstances (FTB, additional property, mixed-use). Wait times: Usually 10-20 minutes (call early morning 9-10am for shortest waits). Alternatives: Online SDLT account (check returns, amend, claim refunds, faster than phone!), email HMRC (slower, 15 working days response), use solicitor (they should handle SDLT for you!). IMPORTANT: For Scotland, call Revenue Scotland 0300 020 0310. For Wales, call Welsh Revenue Authority 0300 025 5000. HMRC can only help with England/Northern Ireland SDLT, NOT Scotland LBTT or Wales LTT!
✓ Expert Reviewed — This calculator is reviewed by our team of financial experts and updated regularly with the latest UK tax rates and regulations. Last verified: January 2026.
Last updated: January 2026 | Verified with latest UK rates