Carter Jonas
Carter Jonas

Stamp Duty Calculator

In the 2015 autumn statement, the chancellor George Osborne announced that from April 2016 the SDLT (Stamp Duty Land Tax) would increase on any purchase of a second property.

Mr. Osborne quoted: "People buying a home to let should not be squeezing out families who can't afford a home to buy. So I am introducing new rates of stamp duty that will be three per cent higher on the purchase of additional properties like buy-to-lets and second homes".

I am buying a 2nd home or buy-to-let property (in addition to a property I currently own in England, Wales or NI) after the 1st April 2016.

Calculate Stamp Duty

Disclaimer This stamp duty calculator is designed to give you an idea of your stamp duty liability when buying a home in England, Wales or Northern Ireland. The stamp duty calculator should be used as a guide only and we cannot guarantee the accuracy of the results.

* Second properties purchased for under £40,000 are exempt from Stamp Duty.


The new threshold will start at £40,000 for second homes and attract an additional 3%. As an example the tax paid on a £500,000 second property will increase from £15,000 to £30,000 payable by the purchaser.

The tax will be applied to properties bought as a second home or a buy-to-let and will apply even if the property isn’t let out. However mobile homes, houseboats and caravans are classed as exempt. For most transactions the higher stamp duty will only apply to purchases of buy-to-let or second homes with a completion date on or after April 1st 2016.

However if contracts were exchanged prior to the announcement on 25th November the higher Stamp Duty will not apply.

Also owners of a second home or buy-to-let, who have sold their main home, will have up to 18 months to buy a new one and avoid paying the higher stamp duty rate. This is a regarded as an exchange of main residence.

The government is currently in consultation over the final details in the increased rate and the policy should be formally announced in the March 16th 2016 Budget. Below we have included examples to help explain how the change may affect first time buyers and existing home owners.

First Time Buyer

Someone who purchases a buy-to-let as their first property should be exempt from the increase as they only own one property.

Existing Home Owners

Someone who already owns a second home or buy-to-let, who plans to move house should also be exempt from the higher stamp duty rate. As the owner plans to replace their main residence.