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Stamp duty in Northern Ireland calculator

Use our tool to calculate your stamp duty bill when buying a property in Northern Ireland.

Matthew Boyle
Matthew Boyle

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Stamp duty calculator

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Complete the fields above to calculate how much stamp duty you will pay.

Cut to stamp duty, July 2020

On 8 July 2020, Chancellor of the Exchequer Rishi Sunak announced a temporary cut to stamp duty, effective immediately. Until 31 March 2021, the threshold for paying stamp duty will be raised from £125,000 to £500,000 in England and Northern Ireland. This means that house buyers in these two nations will not have to pay stamp duty on the first £500,000 of any property purchase (a tiered tax will still apply on amounts over that). So if the property you’re buying costs less than £500,000 there is no stamp duty to pay at all. Happy days. This stamp duty holiday applies to both first-time buyers and people moving up the property ladder, although investors purchasing a second property will still have to pay the additional 3% stamp duty rate.

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Think carefully before securing other debts against your home. Your home may be repossessed if you do not keep up repayments on your mortgage.

Stamp duty is a tax paid on property purchases, but it can be confusing.

The amount you pay is based on the purchase price. The system is tiered, meaning you’ll pay a different percentage of tax on different portions of the price. It’s calculated the same in Northern Ireland as it is in England. The tax is calculated differently in Scotland and Wales.

Your stamp duty bill will differ depending on:

  • Whether or not you’re a first-time buyer.
  • Whether the property is your main residence or a second home.

Buying a new home in Northern Ireland

Here’s how stamp duty in Northern Ireland is calculated:

  • Portion costing between £0 and £125,000: 0%
  • Portion costing between £125,001 and £250,000: 2%
  • Portion costing between £250,001 and £925,000: 5%
  • Portion costing between £925,001 and £1,500,000: 10%
  • Portion costing over £1,500,000: 12%

So if you’re buying a home for £500,000, you’ll pay:

  • 0% of £125,000 = 0%
  • 2% of £125,000 = £2,500
  • 5% of £250,000 = £12,500

TOTAL: £15,000

First-time buyers in Northern Ireland

The government recently removed stamp duty for first-time buyers buying properties worth less than £300,000. Here are the rates in Northern Ireland:

  • Portion costing between £0 and £300,000: 0%
  • Portion costing between £300,001 and £925,000: 5%
  • Portion costing between £925,001 and £1,500,000: 10%
  • Portion costing over £1,500,000: 12%

So if you’re buying a home for £500,000, you’ll pay:

  • 0% of £300,000 = 0%
  • 5% of £200,000 = £4,000

TOTAL: £4,000

Second homes in Northern Ireland

If you’re buying a second home in Northern Ireland, you’ll essentially pay a 3% surcharge on each of the stamp duty tiers. Here are the rates.

  • Portion costing between £0 and £125,000: 3%
  • Portion costing between £125,001 and £250,000: 5%
  • Portion costing between £250,001 and £925,000: 8%
  • Portion costing between £925,001 and £1,500,000: 13%
  • Portion costing over £1,500,000: 15%

So if you’re buying a home for £500,000, you’ll pay:

  • 3% of £125,000 = £3,750
  • 5% of £125,000 = £6,250
  • 8% of £250,000 = £20,000

TOTAL: £30,000

How and when do I pay stamp duty?

Your stamp duty bill is due no more than 30 days after you complete the purchase of a property. Your conveyancer will usually send your stamp duty payment to HMRC on your behalf on completion day.

It is sometimes possible to borrow more from your mortgage lender to fund your stamp duty bill. However, this should be avoided as it means you’ll be paying interest on it for the entirety of your mortgage term.

There is a small list of cases where you’ll be exempt from stamp duty, including with inherited properties, zero-carbon home purchases under £500,000, some Right To Buy transactions and charity purchases. The full list is available on the HMRC website.

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