Stamp Duty calculator

Stamp Duty Land Tax (SDLT), commonly known as Stamp Duty, is a tax you may need to pay when buying property or land in England and Northern Ireland. The amount depends on the purchase price, the type of property and your circumstances, including whether you are a first-time buyer or already own another property.

Use the Foxtons Stamp Duty Calculator to estimate the tax you could pay when buying a property.

Stamp Duty is calculated using different tax bands, with each rate applied to the portion of the purchase price within that band, rather than to the entire price at one rate.

The amount you pay depends on factors including:

Enter your purchase price and relevant details into the Foxtons Stamp Duty Calculator to estimate your potential tax liability.

The amount of Stamp Duty you pay depends on the property's purchase price and your eligibility for any reliefs or additional rates.

For example, under the standard residential rates currently applicable in England, a buyer purchasing a property for £400,000 would pay £10,000 in Stamp Duty, assuming no reliefs or surcharges apply.

Use the Foxtons Stamp Duty Calculator to estimate the amount payable on your intended purchase. Your final liability will depend on your individual circumstances and the rules applicable when you buy.

First-time buyers may qualify for Stamp Duty relief when purchasing a property in England or Northern Ireland to use as their main residence.

Under the current rules:

All buyers purchasing jointly must meet the relevant eligibility requirements. Use the Foxtons Stamp Duty Calculator to estimate your costs and check the current HMRC rules before purchasing.

You will usually pay an additional 5 percentage points on top of the standard residential Stamp Duty rates if your purchase means you own more than one residential property and the higher-rate rules apply.

This can affect buyers purchasing a second home, a holiday home or an investment property. The rules also consider property ownership interests and the circumstances of anyone buying with you.

If you are replacing your main residence, different rules may apply. Use the Foxtons Stamp Duty Calculator to estimate the cost, and check HMRC guidance to establish whether the higher rates apply to your purchase.

Buy-to-let purchases usually attract the higher rates of Stamp Duty if the additional-property rules apply. Under the current rules in England and Northern Ireland, these rates add 5 percentage points to the standard residential rates.

The amount payable depends on the purchase price, your existing property ownership and whether any other surcharges apply. First-time buyer relief generally does not apply to a property purchased solely as a buy-to-let investment.

Use the Foxtons Stamp Duty Calculator to estimate the tax on your intended purchase, or visit our Buy-to-Let Stamp Duty Calculator for investment property purchases.

Certain buyers classed as non-UK residents for Stamp Duty purposes must pay an additional 2 percentage points when purchasing residential property in England or Northern Ireland.

The rules use a specific statutory residence test, which is not necessarily the same as your nationality, immigration status or tax residence for other purposes. The surcharge may apply alongside other rates, including those for additional properties.

Check the current HMRC guidance to determine whether the surcharge applies to you, and use the Foxtons Stamp Duty Calculator for an initial estimate.

Stamp Duty is generally due when you buy a property in England or Northern Ireland. Your solicitor or conveyancer will usually handle the SDLT return and payment on your behalf.

The SDLT return and payment must normally reach HMRC within 14 days of the effective date of the transaction, which is usually completion.

Speak to your solicitor or conveyancer before completion to confirm the amount due and ensure the necessary return and payment are made on time.

Yes, Stamp Duty may be payable when you purchase a residential leasehold property in England or Northern Ireland. The amount depends on the lease premium, the type of transaction and the applicable tax rules.

For a new lease, SDLT may also apply to the net present value of the rent over the lease term if it exceeds the relevant threshold. Different rules apply to existing leases and certain transactions.

Ask your solicitor or conveyancer to calculate the tax applicable to your leasehold purchase, as the calculation may involve more than the property purchase price alone.

No. The property transaction tax depends on where the property is located.

The rates, thresholds and reliefs differ between these taxes. The Foxtons Stamp Duty Calculator is intended for estimating SDLT on relevant purchases in England and Northern Ireland, so buyers in Scotland or Wales should use the relevant national tax authority's guidance and calculator.

The Foxtons Stamp Duty Calculator provides an estimate based on the purchase price and the information entered. Your actual tax liability may differ depending on eligibility for reliefs, additional-property ownership, residence status and the details of the transaction.

Use the result to help plan your property purchase budget, but confirm the final amount with your solicitor or conveyancer and check the latest HMRC guidance before completing your purchase.