What is Stamp Duty?

Stamp Duty is a tax on residential properties costing more than £250,000, unless you qualify for first time buyers relief.

How is Stamp Duty calculated?

It’s calculated in a similar way to income tax – you’ll pay on each part of the house’s value that falls into different bands. So, if you bought a house for £350,000, you’d pay:

0% on the first £250,000
5% on the next £100,000

= £5,000 in total.

These numbers are taken from www.gov.uk to show how the calculation works.

First time buyers' relief

If you're a first time buyer in England and Northern Ireland, you won’t have to pay Stamp Duty on the first £425,000 of a property's purchase price. You then pay 5% for any amount above £425,000 up to £625,000.

If the purchase price is over £625,000, you cannot claim the first time buyers discount.

Learn more about stamp duty for first time buyers.

Paying Stamp Duty

When do you have to pay Stamp Duty?

You have 14 days to pay it after completion. Your conveyancer should handle the payment to HMRC, but it’s worth checking. If you don’t submit a return and pay the tax within 14 days, HMRC might charge you penalties and interest.

Can you add Stamp Duty to a mortgage?

Yes, you can add Stamp Duty to a mortgage by increasing the amount you borrow to cover it.

However, this will mean you’re paying interest on that extra amount for the duration of your mortgage. You’ll end up paying more overall than if you can pay it outright. Borrowing more may also mean you have a higher Loan to Value ratio with higher interest rates on your mortgage.

Handy to know

You may have to pay a higher tax rate if you get the keys to your new home before selling your current one. If so, you can apply for a refund on the government website once your home has been sold.

Let’s take a closer look

The difference in Stamp Duty between leasehold and freehold expandable section

The rules are generally the same for both freehold and leasehold properties. However, the amount you pay when you buy a leasehold property can depend on if it’s an existing or new lease. Check the government website for further information.
Stamp Duty on second homes expandable section

If you’re buying a second, or an additional home in England or Northern Ireland, you may have to pay a higher rate of Stamp Duty. Additional rates apply in Scotland and Wales. This also applies to buy to let properties and holiday homes. It doesn’t apply to caravans, mobile homes or houseboats.

If you live in Wales or Scotland, the rate of tax you pay on buy to let properties is different. We have more information about the rates and general buy to let advice.
Stamp Duty thresholds expandable section

If you're buying a residential property in England and Northern Ireland, you won’t have to pay Stamp Duty on the first £250,000 of a property's purchase price.

If you live in Wales, you’ll have to pay Land Transaction Tax (LTT) on homes that cost more than £225,000.

In Scotland, this is called Land and Buildings Transaction Tax (LBTT) and is paid on homes that cost more than £145,000 (£175,000 if you are a first-time buyer).

Check out the latest Government Stamp Duty rates.

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