{"id":171682,"date":"2019-03-01T10:52:39","date_gmt":"2019-03-01T10:52:39","guid":{"rendered":"https:\/\/www.finder.com\/uk\/?p=171682"},"modified":"2026-05-11T05:26:40","modified_gmt":"2026-05-11T04:26:40","slug":"stamp-duty-calculator","status":"publish","type":"post","link":"https:\/\/www.finder.com\/uk\/mortgages\/stamp-duty-calculator","title":{"rendered":"Stamp duty May 2026"},"content":{"rendered":"<article class=\"luna-card luna-card--primary\"><div class=\"luna-card__block\"><p><strong>Changes to stamp duty, September 2022: <\/strong>On 23 September, Chancellor of the Exchequer  Kwasi Kwarteng announced a change to stamp duty rates. The starting threshold for paying stamp duty will be raised to \u00a3250,000 (from its current starting point of \u00a3125,000). This means that house buyers will not have to pay stamp duty on the first \u00a3250,000 of any property purchase (a tiered tax will still apply on amounts over that). So if the property you\u2019re buying costs less than \u00a3250,000, there is no stamp duty to pay at all. For first-time buyers, the starting threshold for paying stamp duty will be raised even further to \u00a3425,000 (providing the property being purchased does not cost more than \u00a3625,000). These stamp duty changes apply to England and Northern Ireland only. It has not yet been confirmed by the government how long these amended stamp duty rates will apply for.<\/p><\/div><\/article><h3>Stamp duty rates in England and Northern Ireland May 2026<\/h3><p>Stamp duty rates in England and Northern Ireland are exactly the same. It is officially called stamp duty land tax (SDLT). As per our update above, for the moment house buyers will pay 0% on the first \u00a3250,000 of a house purchase, rather than the first \u00a3125,000. <\/p><h4>For home movers<\/h4><ul class=\"list-10\"><li>Portion costing between \u00a30-\u00a3250,000: <strong>0%<\/strong><\/li><li>Portion costing between \u00a3250,001-\u00a3925,000: <strong>5%<\/strong><\/li><li>Portion costing between \u00a3925,001-\u00a31.5m: <strong>10%<\/strong><\/li><li>Portion costing over \u00a31.5m: <strong>12%<\/strong><\/li><\/ul><h4>For first-time buyers<\/h4><p>If you are a first-time buyer, you can claim a relief. However, if the price is over \u00a3625,000 then the same rates as people who have bought a home before apply. <\/p><ul class=\"list-10\"><li>Portion costing between \u00a30-\u00a3425,000: <strong>0%<\/strong><\/li><li>Portion costing between \u00a3425,001-\u00a3625,000: <strong>5%<\/strong><\/li><\/ul><h4>For second homes<\/h4><p>If you\u2019re buying a second home in England or Northern Ireland, you\u2019ll essentially pay a 3% surcharge on each of the stamp duty tiers. Here are the rates.<\/p><ul class=\"list-10\"><li>Portion costing between \u00a30-\u00a3250,000: <strong>3%<\/strong><\/li><li>Portion costing between \u00a3250,001-\u00a3925,000: <strong>8%<\/strong><\/li><li>Portion costing between \u00a3925,001-\u00a31.5m: <strong>13%<\/strong><\/li><li>Portion costing over \u00a31.5m: <strong>15%<\/strong><\/li><\/ul><style>\r\n.gx-badge .popover-content { line-height: 19.5px; }\r\n@media screen and (max-width: 600px) {\r\n.uk-hero-rates ul { margin-left: auto !important; margin-right: auto !important; width: fit-content; }\r\n.uk-hero-rates .text-xxx-large { text-align: center; }\r\n.applylinks .luna-button--success { margin-top: 12px; }\r\n}\r\n<\/style>\r\n<article id=\"ukfeatureproduct\" class=\"luna-card luna-card--border uk-hero-rates\" style=\"max-width: 897px; margin: 0px auto 24px;\">\r\n\r\n<footer class=\"hero-rates__disclaimer-popup disclaimer_popup-with-text has-padding-xsmall no-padding-bottom\">\r\n<span class=\"disclaimer_popup--text\">Promoted<\/span>\r\n<a class=\"disclaimer_popup disclaimer_title_empty\" data-target=\"#disclaimer_popup\" data-toggle=\"modal\" href=\"#\" aria-label=\"Learn more about what Promoted means on Finder\">\r\n<svg class=\"luna-icon luna-icon--small luna-icon--primary\">\r\n<use xlink:href=\"#info-circle\"><\/use>\r\n<\/svg>\r\n<\/a>\r\n<\/footer>\r\n\r\n<div class=\"luna-card__block no-padding-top\" style=\"border: 0px;\">\r\n<div class=\"u-grid u-grid--alignMiddle\">\r\n<div class=\"u-grid__col u-1\/4@s text-center\"><a href=\"https:\/\/www.finder.com\/redirect\/uk\/mortgages\/landc-general-mortgage-queries-uk-secure.html?nb=1&amp;src_country=uk&amp;redirect_tracking_params=%7B%22placement_type%22%3A%22nb-product%22%2C%22product_id%22%3A%22064983ae-f801-49ac-990b-1bc452f71e23%22%2C%22product_name%22%3A%22L%255BAMPERSAND%255DC%2BGeneral%2Bmortgage%2Bqueries%22%2C%22offer_id%22%3A%223781%22%2C%22decorator%22%3A%22GLOBAL.PRODUCT.UK_COMPACT_HERO_CONTENT%22%2C%22niche_code%22%3A%22UKFHL%22%2C%22post_id%22%3A%22171682%22%2C%22post_path%22%3A%22mortgages%252Fstamp-duty-calculator%22%2C%22post_country%22%3A%22uk%22%7D\" rel=\"sponsored\" target=\"new\"><img decoding=\"async\" src=\"https:\/\/www.finder.com\/niche-builder\/5df755de81828.png\" alt=\"L&amp;C General mortgage queries\" class=\"has-margin-bottom-xsmall has-padding-small no-padding-top has-margin-top-small\" style=\"width: 168px; min-width: 120px; max-height: 140px;\" srcset=\"https:\/\/www.finder.com\/niche-builder\/5df755de81828.png?fit=180 180w, https:\/\/www.finder.com\/niche-builder\/5df755de81828.png?fit=360 360w, https:\/\/www.finder.com\/niche-builder\/5df755de81828.png?fit=504 504w\" sizes=\"(max-width: 504px) 100vw, 504px\" loading=\"lazy\"><\/a><\/div>\r\n<div class=\"u-grid__col u-1\/2@s\" style=\"margin-top: -5px;\">\r\n<div class=\"has-margin-bottom-xsmall text-xxx-large weight-normal\">Compare deals from over 80 lenders<\/div>\r\n\r\n\r\n<ul class=\"list-1 no-margin-left\">\r\n\r\n\r\n\r\n<li>The UK's largest fee-free broker<\/li>\r\n\r\n<li>No need for a credit check<\/li>\r\n\r\n<li>Support through the whole process<\/li>\r\n\r\n\r\n\r\n<\/ul>\r\n\r\n\r\n<\/div>\r\n<div class=\"applylinks u-grid__col u-1\/4@s text-center\"><a href=\"https:\/\/www.finder.com\/redirect\/uk\/mortgages\/landc-general-mortgage-queries-uk-secure.html?nb=1&amp;src_country=uk&amp;redirect_tracking_params=%7B%22placement_type%22%3A%22nb-product%22%2C%22product_id%22%3A%22064983ae-f801-49ac-990b-1bc452f71e23%22%2C%22product_name%22%3A%22L%255BAMPERSAND%255DC%2BGeneral%2Bmortgage%2Bqueries%22%2C%22offer_id%22%3A%223781%22%2C%22decorator%22%3A%22GLOBAL.PRODUCT.UK_COMPACT_HERO_CONTENT%22%2C%22niche_code%22%3A%22UKFHL%22%2C%22post_id%22%3A%22171682%22%2C%22post_path%22%3A%22mortgages%252Fstamp-duty-calculator%22%2C%22post_country%22%3A%22uk%22%7D\" rel=\"sponsored\" target=\"new\" class=\"luna-button luna-button--large luna-button--success luna-button\">Compare now<\/a>\r\n\r\n<\/div>\r\n<\/div>\r\n<\/div>\r\n\r\n<\/article><h3 id=\"stamp_duty_in_scotland_lbtt\">Stamp duty in Scotland (LBTT) \u2013 Rates May 2026<\/h3><p>Stamp duty in Scotland is called \u201cland and buildings transaction tax\u201d (LBTT).<\/p><h4>For home movers<\/h4><ul class=\"list-10\"><li>Portion costing between \u00a30-\u00a3145,000: <strong>0%<\/strong><\/li><li>Portion costing between \u00a3145,001 and \u00a3250,000: <strong>2%<\/strong><\/li><li>Portion costing between \u00a3250,001 and \u00a3325,000: <strong>5%<\/strong><\/li><li>Portion costing between \u00a3325,001 and \u00a3750,000: <strong>10%<\/strong><\/li><li>Portion costing over \u00a3750,001: <strong>12%<\/strong><\/li><\/ul><h4>For second homes<\/h4><p>If you\u2019re buying a second home in Scotland, you\u2019ll essentially pay a 4% surcharge on each of the stamp duty tiers. Here are the rates combining the LBTT and the Additional Dwelling Supplement (ADS). <\/p><ul class=\"list-10\"><li>Portion costing between \u00a30-\u00a3145,000: <strong>4% <\/strong>(although you\u2019ll pay no stamp duty on purchases below \u00a340,000).<\/li><li>Portion costing between \u00a3145,001 and \u00a3250,000: <strong>6%<\/strong><\/li><li>Portion costing between \u00a3250,001 and \u00a3325,000: <strong>9%<\/strong><\/li><li>Portion costing between \u00a3325,001 and \u00a3750,000: <strong>14%<\/strong><\/li><li>Portion costing over \u00a3750,001: <strong>16%<\/strong><\/li><\/ul><h3 id=\"stamp_duty_in_wales_ltt\">Stamp duty in Wales (LTT) \u2013 Rates May 2026<\/h3><p>Stamp duty in Wales is called \u201cland transaction tax\u201d (LTT).<\/p><h4>For home movers and first-time buyers<\/h4><ul class=\"list-10\"><li>Portion costing between \u00a30-\u00a3180,000: <strong>0%<\/strong><\/li><li>Portion costing between \u00a3180,001-\u00a3250,000: <strong>3.5%<\/strong><\/li><li>Portion costing between \u00a3250,001 and \u00a3400,000: <strong>5%<\/strong><\/li><li>Portion costing between \u00a3400,001 and \u00a3750,000: <strong>7.5%<\/strong><\/li><li>Portion costing between \u00a3750,001 and \u00a31.5m: <strong>10%<\/strong><\/li><li>Portion costing over \u00a31.5m: <strong>12%<\/strong><\/li><\/ul><h4>For second homes<\/h4><ul class=\"list-10\"><li>Portion costing between \u00a30-\u00a3180,000: <strong>3%<\/strong><\/li><li>Portion costing between \u00a3180,001-\u00a3250,000: <strong>6.5%<\/strong><\/li><li>Portion costing between \u00a3250,001 and \u00a3400,000: <strong>8%<\/strong><\/li><li>Portion costing between \u00a3400,001 and \u00a3750,000: <strong>10.5%<\/strong><\/li><li>Portion costing between \u00a3750,001 and \u00a31.5m: <strong>13%<\/strong><\/li><li>Portion costing over \u00a31.5m: <strong>15%<\/strong><\/li><\/ul><div class=\"fin-video fin-video--horizontal\" data-player-type=\"youtube\" data-video-id=\"BSLhymNpLso\" style=\"\">\n    <div class=\"fin-video__container\">\n                    <img decoding=\"async\" class=\"fin-video__thumbnail\" src=\"https:\/\/img.youtube.com\/vi\/BSLhymNpLso\/maxresdefault.jpg\" data-fallback-sd=\"https:\/\/img.youtube.com\/vi\/BSLhymNpLso\/sddefault.jpg\" data-fallback-hq=\"https:\/\/img.youtube.com\/vi\/BSLhymNpLso\/hqdefault.jpg\" alt=\"\" loading=\"lazy\">\n                            <div class=\"fin-video__duration\">3:33<\/div>\n                        <div class=\"fin-video__play-btn\" role=\"button\" aria-label=\"Play video\"><\/div>\n                <iframe allow=\"autoplay\" class=\"fin-video__player\" id=\"ytPlayer-BSLhymNpLso\" title=\"Video player\"><\/iframe>\n    <\/div>\n        <\/div>\n<h3 id=\"how_and_when_do_i_pay_stamp_duty\">How and when do I pay stamp duty?<\/h3><p>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.<\/p><p>It is sometimes to possible to borrow more from your mortgage lender to fund your stamp duty bill. However, this should be avoided as it means you\u2019ll be paying interest on it for the entirety of your mortgage term.<\/p><p>There is a small list of cases where you\u2019ll be exempt from stamp duty, including with inherited properties, zero-carbon home purchases under \u00a3500,000, some <a href=\"https:\/\/www.finder.com\/uk\/mortgages\/buying-a-council-house-and-the-right-to-buy-scheme\">Right To Buy<\/a> transactions and charity purchases. The full list is available on the <a href=\"https:\/\/www.gov.uk\/stamp-duty-land-tax\/reliefs-and-exemptions?_ga=2.102221377.1346906861.1550633944-1263840687.1549526510\" target=\"_blank\" rel=\"noopener noreferrer\">HMRC website<\/a>.<\/p><h3 id=\"do_i_have_to_pay_stamp_duty\">Do I have to pay stamp duty?<\/h3><p>If a property costs under a specific amount, you won\u2019t have to pay any stamp duty. <\/p><p>There are also other exemptions. You won\u2019t pay stamp duty in the following situations:<\/p><ul class=\"list-10\"><li>Property is left to you in a will<\/li><li>Property is transferred to you as a gift<\/li><li>Property is transferred to you because of divorce or dissolution of a civil partnership<\/li><li>You buy a lease of less than seven years (provided it costs less than the stamp duty bill)<\/li><li>You use alternative finance arrangements, such as those that comply with sharia law<\/li><\/ul><p>There are numerous circumstances where you may be eligible for stamp duty relief. These include the following:<\/p><ul class=\"list-10\"><li>Some Right To Buy transactions<\/li><li>When buying multiple properties<\/li><li>House-building companies buying an individual\u2019s home<\/li><li>Employers buying an employee\u2019s home<\/li><li>Local authorities making compulsory purchases<\/li><li>Inter-company property transfers<\/li><li>Charities buying property<\/li><li>Purchases by registered social landlords<\/li><\/ul><h3 id=\"how_much_stamp_duty_will_i_pay_if_i_buy_a_new_home_before_selling_my_old_one\">How much stamp duty will I pay if I buy a new home before selling my old one?<\/h3><p>You\u2019ll have to pay the rate for second homes (an additional 3%) but you can claim a refund if you sell your previous home within 36 months of buying the new one. You\u2019ll have 12 months from the sale of your old home to claim this refund.<\/p><p>The same rules apply if you have your name removed from the deeds of a property.<\/p><h3 id=\"can_i_add_stamp_duty_onto_my_mortgage\">Can I add stamp duty onto my mortgage?<\/h3><p>Some lenders will lend you extra money to cover the cost of your stamp duty and add this to your mortgage.<\/p><p>This isn\u2019t ideal though because you\u2019ll be paying interest on this figure for the entirety of your mortgage term.<\/p><article class=\"luna-card luna-card--alt\"><div class=\"luna-card__block has-padding-small\">Think carefully before securing debts against your home. Your home may be repossessed if you do not keep up repayments on your mortgage.<\/div><\/article><h3 id=\"\">Stamp duty on investments<\/h3><p>You may have to pay stamp duty reserve tax (SDRT) when you purchase shares. This depends on the company you\u2019ve chosen to invest in. How you\u2019ll pay depends on how yoy purchase the shares.<\/p><h4>Buying shares electronically<\/h4><p>When you choose to buy UK company shares electronically, you\u2019ll see a charge for stamp duty. This is 0.5% of the amount you pay for your shares, regardless of the market value.<\/p><p><strong>You\u2019ll encounter this charge if you buy:<\/strong><\/p><ul><li>Existing shares in a UK incorporated company<\/li><li>An option to buy shares<\/li><li>An interest in shares<\/li><li>Shares in a foreign company that has a share register in the UK<\/li><li>Rights arising from shares<\/li><\/ul><p><strong>You won\u2019t have to pay stamp duty reserve tax if:<\/strong><\/p><ul><li>You are given the shares for free<\/li><li>Subscribe to a new issue of shares<\/li><li>Buy shares in an open ended investment company (OEIC) from the fund manager<\/li><li>Buy units in a unit trust from the fund manager<\/li><\/ul><p>You\u2019re automatically charged stamp duty reserve tax if you buy shares through the computerised register of shares and shareowners (CREST) system \u2014 the chances are that if you\u2019ve used an online share dealing provider of any kind, this is the case. <\/p><h4>If you buy shares off market<\/h4><p>If you buy shares \u201coff market\u201d, which is where the shares are transferred to you outside of the CREST system, you\u2019ll still need to pay stamp duty. You\u2019ll need to contact HMRC with details of the transaction. <\/p><h4>If you buy shares with a stock transfer form<\/h4><p>If you purchase your shares through a stock transfer form and the transaction is over the value of \u00a31,000, you\u2019ll need to pay 0.5% in stamp duty, rounded up to the next \u00a35. <\/p><p>You don\u2019t need to pay anything for shares under \u00a31,000.<br>To pay, you\u2019ll need to send your transfer form to HMRC and pay the stamp duty. You can do this via email or post.<\/p><article class=\"luna-card luna-card--alt\"><div class=\"luna-card__block has-padding-small\">We show offers we can track - that's not every product on the market...yet. Unless we've said otherwise, products are in no particular order. The terms \"best\", \"top\", \"cheap\" (and variations of these) aren't ratings, though we always explain what's great about a product when we highlight it. This is subject to our <a href=\"https:\/\/www.finder.com\/uk\/terms-of-use\" class=\"fin-text-navy\">terms of use<\/a>. When you make major financial decisions, consider getting independent financial advice. Always consider your own circumstances when you compare products so you get what's right for you. Most of the data in Finder's comparison tables is provided by Defaqto. In other cases, Finder has sourced data directly from providers.<\/div><\/article>","protected":false},"excerpt":{"rendered":"<p>Learn how much you&#8217;ll pay depending on where you live and how much the property is.<\/p>\n","protected":false},"author":645,"featured_media":172139,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"apple_news_api_created_at":"","apple_news_api_id":"","apple_news_api_modified_at":"","apple_news_api_revision":"","apple_news_api_share_url":"","apple_news_cover_media_provider":"image","apple_news_coverimage":0,"apple_news_coverimage_caption":"","apple_news_cover_video_id":0,"apple_news_cover_video_url":"","apple_news_cover_embedwebvideo_url":"","apple_news_is_hidden":"","apple_news_is_paid":"","apple_news_is_preview":"","apple_news_is_sponsored":"","apple_news_maturity_rating":"","apple_news_metadata":"\"\"","apple_news_pullquote":"","apple_news_pullquote_position":"","apple_news_slug":"","apple_news_sections":[],"apple_news_suppress_video_url":false,"apple_news_use_image_component":false,"footnotes":""},"categories":[1023],"tags":[],"asset_tag":[],"class_list":["post-171682","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-mortgages"],"apple_news_notices":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v24.9 (Yoast SEO v24.9) - 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