Mortgage Insurance Calculators About How it Works
   Back | How it Works
Securing an excellent mortgage offer with Revolution Finance Brokers couldn't be easier
1Get in Touch
Complete a quick form to give us an overview of your mortgage or financing requirements, and we'll provide recommendations about the best opportunities for you.
2Submit Your Application
Once you've chosen your preferred mortgage deal, we'll steer you through the paperwork with comprehensive application management from start to finish.
3Mortgage Completion
Revolution Finance Brokers will finalise the details and enable you to move forward without delay!
   Back | About
   Back | Insurance
   Back | Calculators
   Back | Choose your mortgage type
Choose your mortgage type

Stamp Duty

Stamp Duty Calculator

Calculate how much stamp duty
you will pay:

Error: Purchase Price is required.

Stamp Duty: £0

Tax Band%Taxable SumTax
less than £250k0
£250k to £425k0
£425k to £925k5
£925k to £1.5m10
rest over £1.5m12

Effective Rate: 0%

Why Revolution Brokers?

Whole of market brokers Whole of market brokers

Mortgage that suits you Mortgage that suits you

On time customer support On time customer support

Changes to Stamp Duty rates came into effect from 23rd September 2022, with significant adjustments to thresholds, first-time buyer allowances and overall property purchase budgets.

The information within this guide reflects the variances in Stamp Duty payments applicable to property transactions from September onwards.

How Much Stamp Duty Will I Need to Pay With the New 2022 Rates?

Stamp Duty was one of the key targets in the government's mini budget, with the nil-rate band increasing from £125,000 to £250,000. That means all residential property purchases worth under £250,000 will be exempt from any duty charge.

First-time buyers have an additional relief and pay no Stamp Duty on purchases up to £425,000, increased from the previous £300,000 threshold.

The maximum purchase value a first-time buyer can make and still be eligible for the maximum Stamp Duty relief is £625,000.

How to Calculate Your Stamp Duty Obligations

Revolution Finance Brokers provides a range of online calculators to help you calculate your property purchase budget, including Stamp Duty.

The rates below are correct as of September 2022.

Property Purchase Price

Stamp Duty Payable

First Time Buyers

Second Property Owners

Up to £250,000




£250,001 - £425,000




£425,001 - £925,000




£925,001 - £1.5 million




£1.5 million and above




Property investors and landlords, or those purchasing a second home, pay a Stamp Duty rate 3% higher than the nominal charge, shown in the final column above.

Overseas buyers also pay an additional 2% Stamp Duty surcharge when purchasing a residential property in England or Northern Ireland.

Example Stamp Duty Calculations

Below we look at three examples to illustrate how the new Stamp Duty tax rates work - one home mover, one first-time buyer, and one purchaser acquiring a second property.

Residential Stamp Duty Calculation

In this example, our buyer is spending £550,000 upgrading to a larger property. They are not a first-time buyer, are a UK resident, and are purchasing a home to live in.

  • £0 - £250,000 = zero Stamp Duty.
  • £250,000 - £550,000 = 5% Stamp Duty of £15,000.
  • Total Stamp Duty is £15,000, or 2.7%.

First Time Buyer Stamp Duty Calculation

Our first-time buyer is purchasing their first home for the same £550,000 cost. Under the new Stamp Duty rules, the value up to £425,000 is exempt.

  • £0 - £425,000 = zero Stamp Duty.
  • £425,000 - £550,000 = 5% Stamp Duty of £6,250.
  • Total Stamp Duty is £6,250 or 1.1%.

Second Property Purchase Stamp Duty Calculation

Example three relates to a property purchase for a second home, whether as a buy-to-let residence or a holiday home.

Although the standard Stamp Duty rate is now zero on purchases up to £250,000, the 3% additional levy still applies.

  • £0 - £250,000 = 3% Stamp Duty of £7,500.
  • £250,001 - £550,000 - 8% Step duty of £24,000.
  • Total Stamp Duty is £31,500 or 5.7%.

When Is Stamp Duty Due on a Residential Property Purchase?

Stamp Duty is paid to HMRC and falls due 14 days from the date when the property transaction is completed. Failure to pay on time can mean you receive a fine.

Most buyers use a solicitor to manage their payments, in which case they will calculate and transfer the amount payable to HMRC on your behalf.

If you wish to add your Stamp Duty costs to your mortgage application, you can do so - this is very common, and lenders are familiar with Stamp Duty rates.

It is often preferable to pay a higher deposit and reduce the LTV of your mortgage application than to hold back cash to pay for the Stamp Duty charges separately.

Stamp Duty Rates on Buy-to-Let Properties and Second Homes

The additional 3% Stamp Duty rates for second homes apply to any property purchase when the residence is not being bought as the only residential property for the owner - that could be a buy-to-let, a second home, a holiday property or for another purpose.

Stamp Duty on second homes works on the same tiered rates, with the amount payable fixed at 3% above the standard charge.

Stamp Duty Rates for Overseas Buyers

From April 2021, overseas buyers have paid an additional 2% surcharge on Stamp Duty rates when purchasing a UK property in England or Northern Ireland.

All buyers pay the surcharge whether they are an individual or a business. The 2% levy is added to the relevant Stamp Duty rates depending on the value of the purchase.

Further Advice on Stamp Duty Charges

Please contact Revolution Finance Brokers at your convenience if you would like any additional guidance about Stamp Duty charges, budgeting for your property purchase, or eligibility for reduced or higher threshold rates.

Almas Uddin
Almas Uddin

Founder and Mortgage Advisor

twitter  linkedin  
Revolution Mortgage Brokers:100% 100%
Independent & Whole-of-Market

As specialist mortgage brokers for a huge variety of applicants, the whole-of-market consultants at Revolution provide access to an exceptional range of lenders, products and mortgage deals. That means you get the advantage of professional negotiation and broker-exclusives through an established lending network to ensure we always find you the most competitive mortgage available.

Refer, Relax

andget £50get £50
We are proud
members of the:
Refer, Relax

FCA disclaimer

The content included in our articles, blogs, web pages and news publications is based on information accurate at the time of writing. Note that policies and criteria can change regularly throughout the UK mortgage lending market, and it remains essential to contact the consultation team to receive up to date guidance. The information included on the Revolution Brokers site is not bespoke to any circumstances or individual application scenarios and therefore is not intended to be used as financial advice. The content we share is designed to be informative and helpful but cannot be relied upon to provide individual advice relevant to your mortgage requirements. All Revolution team members are fully qualified, trained and experienced to provide mortgage advice of an independent nature.

We collaborate with lenders and providers who are regulated, authorised and registered with the Financial Conduct Authority (FCA). Should you require specific mortgage borrowing types, some products such as buy to let mortgages may not be FCA regulated. The Revolution team can provide further information about regulated and unregulated lending as required. Please remember that a mortgage is a debt which is secured against your home or property. Your home can be at risk of repossession if you do not keep up with the repayments or encounter any other difficulties in managing your mortgage borrowing responsibly. This also applies to any remortgage or home loan secured against your property, including equity release products.

Ask the Expert
Mortgage Brokers

Revolution Brokers
What can we help you with today?
Do you have a particular timescale in mind?
Which situation from the below list best matches your requirements? *
Could you tell us the market value of the property?*
Please let us know a rough idea of your yearly income (before tax) for all applicants? *
Primary applicant name *
Contact email address *
Best contact number *