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Are you one of the many buyers racing to complete before 30th June? Or are you confused with what the rates will be in July?

Read on for a recap of all the info, stats and dates relating to Stamp Duty this year. 

According to Rightmove in mid-June 2021, there were more than 700,000 homes racing to complete before the deadline and they say that's the highest number they've seen in a decade!

The holiday has already been extended once and so from 1st July there will be a staggered return to normal Stamp Duty rates, the nil-rate band will be lowered from £500,000 to £250,000 until the end of September and then from 1st October, it will return to £125,000.

The amount of stamp duty tax you’ll need to pay depends on a lot of different factors, how much you pay for the property, the location, whether you have a UK passport, when you buy and whether you’re a first-time buyer. It also depends on whether you’re buying a main home, a holiday home or an investment property. Gov.uk has a helpful Stamp Duty calculator and guide and also Rightmove offer really helpful info and a calculator

Key dates: 

30th June 2021: You must complete on any property purchase by 30th June to benefit from stamp duty holiday savings currently in place.

1st July 2021: From 1st July until 30th September, there is a staggered return to previous stamp duty rates. So during this time, many buyers of a main home in England or Northern Ireland won’t pay any stamp duty on the first £250,000 of the purchase price (nil rate band is at £250,000) 

30th September 2021: You must complete a property purchase by 30th September to benefit from the staggered extension of the stamp duty holiday rates.

1st October 2021: Stamp Duty is due to return to normal levels . 

Rates from 8 July 2020 to 30 June 2021

You can also use this table to work out the SDLT for the purchase price of a lease (the ‘lease premium’).

Property or lease premium or transfer value SDLT rate
Up to £500,000 Zero
The next £425,000 (the portion from £500,001 to £925,000) 5%
The next £575,000 (the portion from £925,001 to £1.5 million) 10%
The remaining amount (the portion above £1.5 million) 12%
                                                                                                                                                                                                                                                                                                                                                                                                                                                               
Example In March 2021 you buy a house for £625,000. The SDLT you owe will be calculated as follows:
  • 0% on the first £500,000 = £0
  • 5% on the remaining £125,000 = £6,250
  • total SDLT = £6,250

Use the gov.uk SDLT calculator to work out how much tax you’ll pay.

Rates from 1 July 2021 to 30 September 2021

You can also use this table to work out the SDLT for the purchase price of a lease (the ‘lease premium’).

Property or lease premium or transfer value SDLT rate
Up to £250,000 Zero
The next £675,000 (the portion from £250,001 to £925,000) 5%
The next £575,000 (the portion from £925,001 to £1.5 million) 10%
The remaining amount (the portion above £1.5 million) 12%

Example In August 2021 you buy a house for £275,000. The SDLT you owe will be calculated as follows:

  • 0% on the first £250,000 = £0
  • 5% on the remaining £25,000 = £1,250
  • total SDLT = £1,250

Use the gov.uk SDLT calculator to work out how much tax you’ll pay.

Rates from 1 October 2021

These rates also apply if you bought a property before 8 July 2020. You can also use this table to work out the SDLT for the purchase price of a lease (the ‘lease premium’).

Property or lease premium or transfer value SDLT rate
Up to £125,000 Zero
The next £125,000 (the portion from £125,001 to £250,000) 2%
The next £675,000 (the portion from £250,001 to £925,000) 5%
The next £575,000 (the portion from £925,001 to £1.5 million) 10%
The remaining amount (the portion above £1.5 million) 12%

Example In October 2021 you buy a house for £295,000. The SDLT 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
  • total SDLT = £4,750

Use the gov.uk SDLT calculator to work out how much tax you’ll pay.

If you’re buying your first home

You can claim a discount (relief) if you buy your first home before 8 July 2020 or from 1 July 2021. This means you’ll pay:

  • no SDLT up to £300,000
  • 5% SDLT on the portion from £300,001 to £500,000

You’re eligible if you and anyone else you’re buying with are first-time buyers.

If the price is over £500,000, you follow the rules for people who’ve bought a home before.

Thanks for reading, if you have any further questions on Stamp Duty and buying / selling properties please don't hesitate to call us in the office on 0117 907 3577 or drop us an email at This email address is being protected from spambots. You need JavaScript enabled to view it. 

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