How much stamp duty will I pay?

Stamp duty, also known as ‘land and buildings transaction tax’ in Scotland and ‘land transaction tax’ in Wales, is a type of tax that is paid when you purchase a property.

Use the guide below to find out exactly how much stamp duty you’re required to pay, as well as how you can pay it.

​Please note: this article will focus on the cost of stamp duty for properties in England. If you plan on buying a property in Wales click here or here for Scotland.

What is the stamp duty rate?

The total stamp duty you will have to pay is based on a percentage of the cost of the property you’re buying. This is why the stamp duty rate can differ from purchase to purchase.

To find the tax rules for the type of property you’re purchasing, you can use the government website.

How much is stamp duty?

On 1^st April 2025, stamp duty rates returned to the levels in place prior to 23rd September 2022. To help contextualise these figures, try using the list below to see the percentage for each price bracket and some example scenarios. 

• 0% on the first £125,000
• 2% on the next £125,000 (£125,001 to £250,000)
• 5% on the next £675,000 (£250,001 to £925,000)
• 10% on the next £575,000 (the portion from £925,001 to £1.5 million)
• 12% on the remaining amount (£1.5 million and above) 

Example 

If you buy a house for £295,000 and you're not a first-time buyer, the stamp duty you owe will be calculated as follows:

• 0% on the first £125,000 = £0
• 2% on the next £125,000 = £2,500
• 5% on the final £45,000 =£2,250

This means the total stamp duty will be £4,750.

 
Stamp duty for first time buyers 

If you’re buying a property and you are a first-time buyer, the amount you owe will be slightly different to the above example. 

First-time buyers pay no stamp duty on the initial £300,000, if the property is worth £500,000 or less.

For a home worth more than £500,000, standard stamp duty rates (see above) apply.

Example

You are a first-time buyer and you’re purchasing a home worth £500,000. Therefore, the stamp duty will be calculated as:

• 0% on the first £300,000 = £0
• 5% on the remaining £200,000 = £10,000

This means your total stamp duty comes to £10,000.

Stamp duty rates for second homes

When purchasing a second home, the standard rates increase by 5%.

This increase is in place for any property over £40,000 but excludes caravans, mobile homes and houseboats.

Stamp duty rates for second homes

• 5% on the first £125,000
• 7% on the next £125,000 (£125,001 to £250,000)
• 10% on the next £675,000 (£250,001 to £925,000)
• 15% on the next £575,000 (the portion from £925,001 to £1.5 million)
• 17% on the remaining amount (£1.5 million and above) 

Example

If you buy a second home for £295,000, the stamp duty you owe will be calculated as follows:

• 5% on the first £125,000 = £6,250
• 7% on the next £125,000 = £8,750
• 10% on the final £45,000 =£4,500

This means the total stamp duty will be £19,500.

When buying a house, it’s important to fully understand how much stamp duty you will need to pay, as well as make sure you can afford the solicitor’s fees and extra costs such as home insurance, life insurance, etc.

To calculate how much stamp duty you’ll pay on a property you’re purchasing, you can use the government’s stamp duty calculator. This will have the most up-to-date information should you need it.

How to pay stamp duty

Stamp duty can quickly add up to thousands of pounds, so what are some of the ways you can pay stamp duty?

Via your conveyancer

A solicitor or conveyancer will usually manage stamp duty on your behalf. They will calculate the fee required and collect the money from you in advance. Then, on completion day, they will pay the stamp duty.

Bank transfer

You can transfer the full amount directly to HMRC. In order to do this, you may need a Unique Transaction Reference Number (UTRN) which can be found on your SDLT5 certificate (this should have previously been supplied by your solicitor or conveyancer). Faster Payments will reach HMRC on the same or next day, whereas BACS can take up to three working days.

At the bank

You can go directly to the bank to pay your stamp duty. You can use a cheque or cash to make the payment, and again you will need your UTRN number. Cheques can take up to three working days to clear.

By Post

You can send a cheque directly in the post to HMRC. This may be a good option if your local bank is shut or has limited opening hours. The cheque should be payable to ‘HM Revenue and Customs only’ and your UTRN number should be included on the reverse of your cheque. You should allow a few days for the cheque to reach HMRC and then there may be a delay while your cheque is being processed.

Can stamp duty be paid in instalments?

Stamp duty cannot be paid in instalments - it must be paid in full within 14 days of the completion date, if you wish for the purchase to go through.

Do keep in mind that if you wish to pay it online, via cheque or by post, you must allow a few working days for the payment to go through.

Can you add stamp duty to your mortgage?

You can use your mortgage to pay stamp duty.

However, you need to remember that adding the expense to your mortgage will mean paying interest. And, as you'll need to borrow a larger amount of money, the loan-to-value ratio will increase and you may end up paying a higher interest rate over the course of your mortgage.

If you still wish to proceed with this option, talk to your solicitor or conveyancer. They will help arrange this for you. 

Summary

On 1^st April 2025, stamp duty rates went up. To understand how much you’ll pay on any future property purchase, keep these key points in mind:

• You can use the government’s stamp duty calculator to calculate how much stamp duty you’ll pay.
• First time buyer rates have changed, and any home worth more than £500,000 won’t benefit from the discounted rates.
• If you are purchasing a second home, each band of stamp duty rises an extra 5%. However, caravans, mobile homes and houseboats are exempt.
• If you plan on using a mortgage to cover your stamp duty costs, keep in mind this will be subject to interest and may negatively affect the loan-to-value ratio – meaning higher interest rates.

*Information correct as of April 2025.