# Stamp Duty Calculator

Stamp Duty is an unavoidable tax on buying your home. Yet many people still apply the 'ostrich' method to working out how much they'll have to pay. If they can't see it, it won't affect them, right?

Bad news; it's time to open those peepers, people. If your new home is worth more than £250,000*, you'll have to pay the Revenue, too. However, it's not straightforward. There are several bands of payment and each 'slice' of your total bill is proportionate to those segments.

To make this process a little less painful, we've made it easy for you to work out your Stamp Duty bill. Enter the value of the home you're about to buy and hit 'calculate'. The answer will appear in an instant beneath the 'calculate' button. And that's it.

## Stamp Duty Rates if you’re buying your first home

First-time buyers can claim a discount (relief) so you don’t pay any tax up to £425,000. You'll then pay:

• 5% on the portion between £425,001 and £925,000;
• 10% on the portion between £925,001 and £1,500,000;
• 12% on the portion above £1,500,000.

## Stamp Duty rates for current or previous single home homeowners

If you've owned a home before, or currently own one, you'll pay no Stamp Duty up to £250,000.

Thereafter, the charges are:

• 5% on the portion between £250,001 and £925,000;
• 10% on the portion between £925,001 and £1,500,000;
• 12% on the portion above £1,500,000.

### Stamp Duty on second (or more) homes

If you're buying an additional home, rates are higher. You'll pay Stamp Duty on any additional home worth >£40,000.

Rates are also 3% higher than those for single-property homeowners, so:

• 3% on the portion between £40,000 and £250,000;
• 8% on the portion between £250,001 and £925,000;
• 13% on the portion between £925,001 and £1,500,000;
• 15% on the portion above £1,500,000.

### Calculate your stamp duty

£

Calculate

For those who prefer to work it out themselves, here are the current Stamp Duty rates (June 2024):

``PURCHASE PRICEMAIN RESIDENCESECOND HOME / ADDITIONAL PROPERTY /BUY TO LETUp to £250,000 (£425,000 for first-time buyers)0%3%£250,001 - £925,0005%8%£925,001 - £1,500,00010%13%£1,500,001 +12%15%``

## How to work out Stamp Duty

As alluded above, the percentage of Stamp Duty you pay works on a sliding scale. The best way to demonstrate this is with an example.

Imagine you've already owned or do own a property and you pay £975,000 for your next home. That's the value that HMRC uses to work out your Stamp Duty liability.

You don't pay Stamp Duty on how much you borrow for a mortgage from the lender. That's because your mortgage doesn't include your deposit. You pay tax on the full property value.

For the example, that £975,000 price falls in the 10% bracket (>£925,001 but <£1,500,000). But you don't pay a straight 10%. The breakdown works like this:

• On the first £250,000, you pay 0% - so you owe £0.00 for that part;
• the next 'slice' of your home value - between £250,001 to £925,000 - falls in the 5% bracket:
• the value of your home spans the whole parameter, thus it's a straight 5% of this bracket; you pay £33,750 for this bit;
• the final £50,000 falls in the 10% bracket:
• only that £50,000 is subject to the 10%, so a sub-total of £5,000 for that section;
• that gives you a grand total of £0 + £33,750 + £5,000 = £38,750 Stamp Duty.

Plain as mud? Yep, that's why we put the calculator there. Stamp Duty table figures are correct as of June 2024.

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