How to Calculate Stamp Duty

Stamp Duty is important to consider whether you’re buying your first or second home, a piece of land or a buy-to-let. This guide explores how to calculate Stamp Duty, the different rates and some examples of calculations. 

What is Stamp Duty?

The Stamp Duty Land Tax (SDLT) is paid to the Government when you buy a property or land above a certain threshold in England and Northern Ireland. It’s called the Land and Buildings Transaction Tax (LBTT) in Scotland and Wales.   

Stamp Duty rates 

Stamp Duty rates depend on several factors, including:

• How much your property or land costs
• When you bought your property
• Whether you’re a first-time buyer
• Whether you’re eligible for tax relief or exemption

1. Single Properties

You don’t pay Stamp Duty for properties of up to £250,000 (£425,000 for first-time buyers).

Purchase Price Stamp Duty %
Up to £250,000
£250,001 - £925,000
£925,001 - £1,500,000
£1,500,001 +


The property you want to buy costs £295,000. The SDLT is calculated as follows:

• 0% on the first £250,000 = £0
• 5% on the remaining £45,000 = £2,250
• Total SDLT = £2,250

2. First-time buyers

Purchase price Stamp Duty %
Up to £425,000 0%
£425,001 - £625,000
£625,001 - £1,500,000
£1,500,001 +


Your new home costs £500,000. The SDLT is calculated as follows:

• 0% on the first £425,000 = £0
• 5% on the remaining £75,000 = £3,750
Total SDLT = £3,750

3. Buy-to-let and second homes

Purchase Price Stamp Duty %
Up to £250,000
£250,001 - £925,000
£925,001 - £1,500,000
£1,500,001 +

Your second home or buy-to-let costs £300,000. The SDLT is calculated as follows:

• 3% on the first £250,000 = £7,500
• 8% on the remaining £50,000 = £4,000
Total SDLT = £11,500

Learn more about Stamp Duty and how it works in our comprehensive guide.

If you’re considering buying your new home, we’re here to help. Our new homes across the UK are modern and energy-efficient, suitable for growing families, young professionals and older couples. We have a wide range of offers to cater for all needs, whether you’re a first-time buyer or property investor.

Call or visit our Sales Advisers to reserve your home with us.

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