Stamp duty land tax SDLT is the tax imposed on buyers for the properties or pieces of land they bought in England or Northern Ireland. Scotland and Wales have their tax equivalents but with different rates—Land and Buildings Transaction Tax (LBTT) and Land Transaction Tax (LTT), respectively.
We will refer to them as stamp duty tax in this article for simplicity. The rates depend on various factors. This article comprehensively discusses all the latest announcements on SDLT, effective until 31 March 2025, from rates, calculations, and examples to further updates.
Who Pays Stamp Duty Tax?
SDLT applies to properties regardless of if they are freehold (bought outright) or leasehold (bought via a mortgage). The following property buyers, whether they purchase in England and Northern Ireland, Scotland, or Wales, are subject to stamp duty tax, except for when they qualify for the exemptions or fall within the tax-free threshold:
- Residential property buyers
- Non-residential property buyers
- First-time buyers
- Second home buyers
- Investors
- Shared ownership buyers
Usually, it is the conveyancer, solicitor, or real estate agent who files the SDLT return, collects the tax amount owed by and from the buyer, and pays in a lump sum to the HMRC within 14 days (in England and Northern Ireland) or 30 days (in Scotland and Wales) upon the completion of the purchase, which they should strictly follow to avoid penalties and interests.
Stamp Duty Land Tax (SDLT) vs Land and Buildings Transaction Tax (LBTT) and Land Transaction Tax (LTT)
The stamp duty land tax SDLT rates property buyers will pay depend on several factors, such as the following:
- Purchase price of their property;
- Which tax band the property falls in;
- Where the property is located;
- If they are first-time or second homebuyers (residential);
- If they bought a property for investment (non-residential) purposes (e.g., buy to let);
- If they are a UK resident or not;
- If they qualify for reliefs and exemptions.
Stamp Duty Land Tax (SDLT)
| Stamp Duty Land Tax Band (Purchase Price) | Main Residence (Standard) Rate | Additional Property Rate |
|---|---|---|
Those who purchase another property will pay the additional property rate, charged on top of the standard rate, which is an additional 3 per cent for each of the stamp duty tax bands. That means 3 per cent for the amount less than £250,000, 8 per cent for the amount between £250,001 and £925,000, and so on.
The threshold for first-bought residential property in England or Northern Ireland is £425,000. The relief will only be available for up to £625,000, charged at 5 per cent beyond the threshold.
Land and Buildings Transaction Tax (LBTT)
| Land and Buildings Tax Band (Purchase Price) | Main Residence (Standard) Rate | Additional Property Rate |
|---|---|---|
Land Transaction Tax (LTT)
| Land Transaction Tax Band (Purchase Price) | Main Residence (Standard) Rate | Additional Property Rate |
|---|---|---|
How is Stamp Duty Tax Calculated?
The rate of stamp duty residential property buyers pay will be based on the details above. Different stamp duty rates apply to non-residential properties in England and Northern Ireland (SDLT) and Scotland (LBTT), in which the threshold is set at £150,000. In Wales (LTT), the same threshold of £225,000 applies.
They can work out how much tax they pay by taking into account those rates, their circumstances, and whether or not they are eligible for relief. For example, John buys a house worth £525,000 for the first time either in England or Northern Ireland. His stamp duty land tax rate will be calculated as follows:
Purchase price = £525,000
Threshold as a first-time homebuyer = £425,000
Percentage from £425,000 to £625,000 (first-time homebuyers’ relief) = 5%
John will not pay for the first £425,000, so:
£525,000 – £425,000 = £100,000
5% of £100,000 = £5,000
SDLT rate total = £5,000
John’s total stamp duty tax liability to pay upon completion of purchase will be £5,000.
Exemptions and Relief
Property buyers should take note of the exemptions and reliefs so they do not miss out on any chance to save on their purchase. Here are some that may apply to them:
- Zero-Rate Stamp Duty Tax
Self-building owners will not need to pay the tax. The same goes for them if they have zero-carbon homes that cost less than £500,000.
- First-Time Buyer Relief
First-time homebuyers refer to those who have never owned, or part-owned, a property within the UK or abroad, including any inheritance (even if they have not lived in it or sold it immediately). Homebuyers will be eligible if they and anyone else they buy with are legitimate first-time buyers and intend to live in it as their main residence.
If they qualify for first time buyer, In England and Northern Ireland, they will pay zero tax for their first £425,000, given their purchase is within £625,000, in which they pay a 5% discounted rate within those value. No relief is available for purchases beyond £625,000. In Scotland, the relief is set at £175,000 without upper limits. In Wales, it is the same for whether they are buying a main residence or non-residential property, which is £225,000.
- Shared Ownership Relief
If they buy through a shared ownership scheme, they will only be paying tax on the part of the property they will own, in which they can pay one-off (also called market value election) or in stages. With a one-off payment, they can pay their SDLT based on the full price of their home.
This means they will be free of any payment in the future once they decide to increase their share or the property’s market value goes up. Whilst if they choose to pay in stages as they increase their shares, they may incur higher SDLT rates when the property’s value rises as they buy more shares.
- Multiple Dwelling Relief
They can also avail themselves of reliefs when they buy more than one dwelling, given that their transaction or other linked transaction has freehold or leasehold interests in more than one dwelling.
- Charities Relief
When charities purchase properties for charitable purposes, they do not have to make an SDLT return and pay the tax.
- Other Exemptions and Reliefs
Whilst second-time or additional property buyers are subject to additional stamp duty rates, they can apply for a refund of the higher rates they paid when they sold their main home within three years of purchasing a new one, which they intend to use as their main dwelling.
Recent Changes and Updates
Stamp duty taxes have since been mended and are still subject to changes depending on the market needs. As of writing, the above-mentioned rates apply until 2025, including the new surcharge for non-UK residents, wherein they are charged a 2 per cent additional rate on top of all their stamp duty rates for purchases above £40,000.
Going back, during the COVID-19 lockdown, the stamp duty holiday was introduced to boost confidence in the UK market, in which buyers will pay zero taxes on their property purchases of less than £500,000. This was extended for several months until it came to an end on 30 September 2021. On 31 March 2025, new stamp duty rates will apply, which property buyers should be wary of.
Seek the Help of Tax Experts
Reference:
Land and Buildings Transaction Tax – everything you need to know. (n.d.). Retrieved from Money Helper:
https://www.moneyhelper.org.uk/en/
homes/buying-a-home/land-and-buildings-transaction-tax-everything-you-need-to-know
Stamp Duty – everything you need to know. (n.d.). Retrieved from Money Helper:
https://www.moneyhelper.org.uk/en/
homes/buying-a-home/everything-you-need-to-know-about-stamp-duty
Stamp Duty calculator. (n.d.). Retrieved from Money Helper:
https://www.moneyhelper.org.uk/en/homes/
buying-a-home/stamp-duty-calculator
Stamp Duty Land Tax. (n.d.). Retrieved from Gov.UK:
https://www.gov.uk/stamp-duty-land-tax
Stamp Duty Tax Calculator – 2022 Updated 23/09. (n.d.). Retrieved from Knight Frank:
https://www.knightfrank.co.uk/stamp-duty-calculator
Calculate stamp duty (SDLT) in England and Northern Ireland with our instant stamp duty calculator. (n.d.). Retrieved from Stamp Duty Calculator:
https://www.stampdutycalculator.org.uk/
Stamp Duty Calculator. (n.d.). Retrieved from Money Saving Expert:
https://www.moneysavingexpert.com/
mortgages/stamp-duty/
Stamp Duty: How Does it Work and What Will You Pay? (31 January 2023). Retrieved from Nerd Wallet:
https://www.nerdwallet.com/uk/mortgages/what-is-stamp-duty/
Stamp Duty Calculator. (n.d.). Retrieved from Right Move:
https://www.rightmove.co.uk/stamp-duty-calculator/
Stamp Duty Calculator. (n.d.). Retrieved from Home Owners Alliance:
https://hoa.org.uk/stamp-duty-calculator/
What is Stamp Duty? (n.d.). Retrieved from My Home Move:
https://myhomemoveconveyancing.co.uk/help-and-advice/what-is-stamp-duty-land-tax/
Stamp duty explained. (n.d.). Retrieved from Wesleyan:
https://www.wesleyan.co.uk/mortgage/stamp-duty-guide
