Let's get the ball rolling by getting great advice!

How much Stamp Duty should I pay?

Stamp duty is a tax imposed when you buy land or property that isn’t your main residence or purchase a property over a certain value.  This is an extremely complex tax and stamp duty can become payable in many different situations. It is important to consider the impact of stamp duty on your budget as the tax due can be extremely high.

Why Choose Hello Mortgage?

Finding the perfect mortgage yourself can be daunting. At Hello Mortgage we don’t just give you great advice, we also hold your hand throughout the entire process, whether it's buying your first home or releasing equity from your current home.

  • Whole of market broker
  • Fully qualified advisers
  • Completely Independent
What next?

Apply for a mortgage online in minutes

Get started

or chat to one of our friendly advisers

0800 292 2557

The stamp duty calculation is for information only. Tax rules can change and people's circumstances are different, the actual tax payable could be very different to the amount shown above.

What is Stamp Duty

What is Stamp Duty Land Tax (SDLT)?

Our Stamp Duty Calculator is for individuals purchasing in England only.  SDLT is payable on land or property purchased anywhere in the UK, you should consult the relevant Government website for your tax jurisdiction.

SDLT usually applies on land or property that is over £125,000 and is payable by most buyers.

How is Stamp Duty Paid?

Your Solicitor or Conveyancer will confirm how much Stamp Duty is due and will typically ask you to send the amount owing to them before they complete your purchase.  They will forward the amount owed to HMRC on your behalf.

SDLT must be paid within 14 days of the purchase date, any delays will result in a fine and daily interest charges from HMRC.

Stamp duty is paid as one lump sum and is due regardless of how you purchased the property, ie cash or mortgage.

Stamp Duty for different types of property

Stamp duty on Buy to Lets

If you are purchasing a property to let out that is more than £40,000 you will pay an extra 3% on each tier of stamp duty in England.

First time buyer purchasing a buy to let

First time buyers can purchase a buy to let, the stamp duty will be calculated as if they were a home mover. This means you will pay nothing if the property is under £125,000.  You will not be able to claim first time buyer rates.

Do I pay stamp duty on leasehold properties

If you buy a leasehold residential property, you will have to pay Stamp Duty on the purchase price of the lease.  There may be additional charges if the lease purchased is unassigned (i.e. new), and there is rent to pay over the life of the lease.

I am a first time buyer but my partner isn’t

Sadly everyone needs to be a first time buyer to apply for first time buyer stamp duty rates.  If one of the people being named on the mortgage is not a first time buyer you will pay stamp duty at the standard rate

I have inherited a property, am I a first time buyer?

Not for stamp duty purposes.  The rules say “owned” which doesn’t excluded gifted or inherited land or property.

What Stamp Duty rates apply to home movers?

You will pay stamp duty on purchases over £125,001.  Use our calculator above to see how much you may be liable for

Can I add stamp duty onto my mortgage?

Not really.  What you can do is add the stamp duty onto the mortgage like you would lenders set up fee. That said, it is possible to use less of your deposit towards the purchase and use this to fund the Stamp Duty but we would never recommend this.  You should save the stamp duty separately to your deposit.

Can I get a payment plan with HMRC for Stamp Duty?

No, you must pay any stamp duty owned in full within 14 days of the purchase date

How much stamp duty will I pay in 2021 and 2022?

If you want to know how much stamp duty you might pay for a purchase in England you should use the above calculator.  

The last stamp duty holiday ended on the 30 June 2021 and rates are back to normal for 2021/2022. Typically HMRC don’t change the rates within a tax year which runs form April to March, we haven’t seen any indication as of yet that rats will change for 2022/2023

Where to go from here?

See how much you could borrow


How to become mortgage ready?


Can I get a mortgage with bad credit?