New Stamp Duty Rates - April 2025

[BloodPressureHell]

I have a mental block to percentages for some reason so please don't be mean.

I cannot work out what the new rates of stamp duty will be for houses valued at 250K to 280K. The various stamp duty calculator websites I've tried to put a 280K house at the new rate are between 1.5K to 4K which is a huge difference. It will be for a next house. Many thanks for any help, I'm getting incredibly stressed about money atm.

You'll need to give us more information @BloodPressureHell

Are you in England/Northern Ireland?

Are you a first time buyer? Someone buying their next home? Buying a second property?

Ah apologies, I didn't realise it wasn't UK wide.

England, and my next house (divorcing, hence why money is tight, previous house in joint names).

I have used this calculator as it allows you to compare the stamp duty cost before 1st April 2025 and after 1st April 2025.

On a 280k property you would pay £1500 if completion happens before 1st April but £4,000 if completion happens on or after 1st April 2025.

Sorry if that is bad news.

hoa.org.uk/stamp-duty-calculator/

Use the gov.uk calculator. It will ask you various questions and then give you the figure.

Thank you both, it's worse than I thought so I'm very glad I posted.

If you need help with percentages any other time try this website. It's great! Percentagecalculator.net

Attached are both current and future rates. I haven't put much effort into the 500k+ bracket because it doesn't affect me.

FTB = first time buyer / cheaper if it's your first home.

For anyone else who is interested, here's the last 10+ years.

(correct me if you see a mistake!)

There have been breaks for a loooooong time.

It's not just that it's a percentage but that the percentage rate changes part way through as well so a double whammy for me. I also doubt myself a lot due to always being told I'm wrong even when I'm not and that's why I wanted the actual amount in hard cash. But thank you though, I'm sure there will be a few others who might be confused too

If you use this:

https://www.tax.service.gov.uk/calculate-stamp-duty-land-tax/#!/intro

they will let you put in a completion date for the future, not just now, so you can pop in a date (after the stamp duty changes?) and get an accurate amount. Just make sure you're concentrating when it asks you (in some peculiar government speak) if you already own a home.

It is confusing! So you’ll pay:

0% on £0 - £125k = £0
2% on £125k - £250k = £2,500
5% on the last £30k = £1500

Added altogether that gives you a total SDLT of £4,000