Stamp Duty Uncovered: How Much Stamp Duty Will You Really Pay? Find Out with Our Easy-to-Use Calculator

Stamp Duty is a term that can send shivers down the spine of homebuyers across the UK, and for good reason. It’s a tax that can add a hefty sum to the already considerable costs of purchasing a property. But what exactly is Stamp Duty, and how much will it set you back? Here’s everything you need to know.

What is Stamp Duty?

Stamp Duty, officially known as Stamp Duty Land Tax (SDLT), is a tax imposed by the government on the purchase of property or land in England and Northern Ireland. It applies to both freehold and leasehold properties, whether you’re buying outright or with a mortgage. The tax is calculated as a percentage of the purchase price, with different rates applying depending on the value of the property¹.

How Much Does Stamp Duty Cost?

The amount of Stamp Duty you’ll need to pay depends on several factors, including the price of the property and whether you’re a first-time buyer. The government has set up different bands, meaning that different portions of the property price are taxed at different rates.

Here’s a breakdown of the current Stamp Duty rates¹:

• £0 – £250,000: 0% (No tax is payable)
• £250,001 – £925,000: 5%
• £925,001 – £1.5 million: 10%
• Over £1.5 million: 12%

For example, if you’re buying a house worth £400,000, the first £250,000 is tax-free. The next £150,000 is taxed at 5%, meaning you’ll pay £7,500 in Stamp Duty.

But that’s not all. If you’re buying a second home or a buy-to-let property, you’ll face an additional 3% on top of the standard rates for each band². This can significantly increase the overall cost of purchasing a property.

First-Time Buyers

The government offers a bit of relief for first-time buyers, who don’t have to pay Stamp Duty on properties worth up to £425,000. If the property is worth between £425,001 and £625,000, a reduced rate of 5% is applied on the portion above £425,000. However, if the property exceeds £625,000, standard rates apply with no relief³.

Change is on the Horizon

Stamp Duty is set to change in March 2025, as the Temporary Stamp Duty Holiday put in place by the former Government is set to expire and revert to the previous property value thresholds³. This means that the threshold of £250,000 for the average buyer will reduce to £125,000, and for first-time buyers, the threshold reduced from £425,000 down to £300,000.³

Furthermore, with the new Government in place, there is speculation that there may be further changes to these figures potentially following the next Budget announcement in October⁴.

Either way, for those seeking to buy properties under the current Stamp Duty value thresholds, the action is to move swiftly to minimise the chances of having to pay Stamp Duty on property purchases before the existing deadline of 31^st March 2025.

Stamp Duty Calculator

To help you figure out exactly how much Stamp Duty you’ll need to pay, try using our stamp duty calculator.

Simply input the purchase price of your property, and the calculator will do the hard work for you, giving you a clear picture of what you’ll owe.

Stamp Duty Calculator

Location of Property               England               Northern Ireland               Scotland               Wales             

Do you currently own a property?               No, I’m a first-time buyer               Yes, I currently own a property               No, but I have owned a property in the past             

How will you use the property?               Live in property               Buy-to-let               Holiday home             

Property Value Calculate

Is There Any Way to Avoid Stamp Duty?

Unfortunately, there’s no legal way to avoid paying Stamp Duty if you’re buying a property in England or Northern Ireland. However, if you’re purchasing a property that’s worth less than the threshold, or if you’re eligible for first-time buyer relief, you may be able to reduce or eliminate the tax altogether⁵.

There are a few other exemptions to be aware of. For instance, if you’re transferring property ownership due to divorce or dissolution of a civil partnership, Stamp Duty may not apply. Similarly, if the property is left to you in a will, you won’t need to pay Stamp Duty².

Conclusion

Stamp Duty can be a significant cost, and it’s something that every potential homebuyer needs to factor into their budget. While the tax can seem daunting, understanding the rates and knowing how to calculate what you owe can help you plan ahead and avoid any nasty surprises, especially with possible change on the horizon. So before you sign on the dotted line, make sure you’ve taken Stamp Duty into account – it could potentially save you thousands.

For more information go to Mortgages – The Finance House

Sources

1. Gov.UK (2024) Stamp Duty Land Tax: Residential Property Rates. Available at: https://www.gov.uk/stamp-duty-land-tax/residential-property-rates [Accessed 27 Aug 2024]
2. Gov.UK (2024) Stamp Duty Land Tax. Available at: https://www.gov.uk/stamp-duty-land-tax [Accessed 22 Aug 2024]
3. Gov.UK (2024) Stamp Duty Land Tax — temporary increase to thresholds. Available at: https://www.gov.uk/government/publications/stamp-duty-land-tax-temporary-reductions-for-residential-properties/stamp-duty-land-tax-temporary-increase-to-thresholds [Accessed 22 Aug 2024]
4. Sky News (2024) Which tax rises could the Labour government introduce in the autumn budget?. Available at: https://news.sky.com/story/which-tax-rises-could-the-labour-government-introduce-in-the-autumn-budget-13188041 [Accessed 27 Aug 2024]
5. Moneyhelper (2024) Stamp Duty – everything you need to know. Available at: https://www.moneyhelper.org.uk/en/homes/buying-a-home/everything-you-need-to-know-about-stamp-duty [Accessed 22 Aug 2024]

All the information in this article is correct as of the publish date 29^th August 2024. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

Guide to buying first home. Know Someone Wanting to Buy Their First Home? Share This Vital Guide to Help Them Secure Their Future

As house prices continue to rise, getting onto the property ladder feels more like a distant dream for many first-time buyers. But here’s some good news: it’s not as tough as it seems! With a variety of innovative mortgage options and government-backed schemes, securing that first home is more achievable than ever.

If you know someone who’s ready to buy but doesn’t know where to start, sharing these top tips could be the key to turning their homeownership dreams into reality.

No Deposit?

Saving for a deposit may often seem like the biggest hurdle for first-time buyers. However, there are options out there that could provide some assistance – we’re already seeing a zero-deposit mortgage product from Skipton Building Society for example. Their Track Record Mortgage doesn’t require a deposit if the potential first-time-buyer has already been renting consistently for at least 12 months¹ – it could be something to let any potential movers know about.

Why They Should Know with Guide to buying first home.:

• No Savings Needed: A deposit is no longer a barrier necessarily —this mortgage can let them jump straight in.
• Rental History Counts: Evidence of consistent rent payments can be enough to qualify.

Imagine the relief of moving from renting to owning without the stress of saving thousands for a deposit! This could be the breakthrough they’ve been waiting for.

Flexible Family Support

Many first-time buyers may decide to turn to family for help, but not everyone can afford to hand over a lump sum.

Generation Home understands this and offers flexible mortgage options that can make family support easier. With their Income Booster feature, a parent or even a close friend can add their income to the mortgage application, increasing the amount that can be borrowed. Meanwhile, the Deposit Booster lets loved ones contribute to the deposit as an interest-free loan, equity stake, or gift².

Why They Should Know:

• Tailored Support: Loved ones can help in a way that suits their finances—no more pressure to give cash upfront.
• Innovative Features: Dynamic Ownership allows shared ownership, with equity stakes that can adjust over time.

By spreading the load, this approach can transform the home-buying process, making it accessible and potentially more affordable for those involved.

A Small Deposit, Big Opportunities

For those who’ve managed to save a little, 95% LTV mortgages may offer a good solution to getting on the property ladder for the first time. Available from several well-known high street lenders, the mortgages require just a 5% deposit, which can get around the challenges of raising a large lump sum ahead of buying a property³.

Why They Should Know:

• Low Deposit Requirement: Only 5% is needed—ideal for those with limited savings.
• Trusted Lenders: Competitive rates from well-established, recognised and reputable lenders.

This could be the stepping stone they need to turn their savings into a solid investment in their future.

Family Assist and Guarantor Mortgages

For families ready to offer more substantial support, Family Assist and Guarantor Mortgages can be an effective means of buying a first home. By using savings as collateral or agreeing to guarantee the mortgage payments, these options allow parents to provide significant help without handing over cash directly. Family Assist typically involves placing savings into a linked account, while guarantor mortgages mean the family member agrees to cover payments if the buyer falls short⁴.

Why They Should Know:

• Maximise Family Assets: A powerful way to leverage existing wealth to help the next generation.
• Peace of Mind: Provides an extra layer of security for both the buyer and the guarantor.

Imagine the confidence this gives—knowing they have a strong safety net as they step into homeownership.

Government-Backed Schemes

Even though Help to Buy has ended, the government still offers support for first-time buyers through schemes like Shared Ownership⁵ and the First Homes Scheme⁶. Shared Ownership allows buyers to purchase a portion of a property (usually between 25% and 75%) and pay rent on the rest, with the option to buy more shares over time. The First Homes Scheme offers new homes at a discount of at least 30%—a huge advantage in today’s market.

Why They Should Know:

• Affordable Entry: Lower initial costs can make it easier to get on the property ladder.
• Growth Potential: Shared Ownership can allow them to increase their stake as their finances improve.

These schemes are designed to make homeownership more accessible—why not take advantage of what’s on offer?

Bespoke Mortgage Advice for Your Loved Ones

If you know anyone looking to take that step onto the property ladder, why not refer them for bespoke mortgage advice, tailored to their exact situation. They may be surprised by the amount of options available, and depending upon their circumstances, could find out that what they once thought was impossible, may be a little further within reach.

Think carefully before securing other debts against your home. Your home may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

For more information go to Mortgages – The Finance House

Sources for Guide to buying first home.

1. Skipton Building Society (2024) Track Record Mortgage. Available at: https://www.skipton.co.uk/mortgages/track-record-mortgage [Accessed 22 Aug 2024]
2. Generation Home (2024) Income Booster. Available at: https://www.generationhome.com/income-booster [Accessed 22 Aug 2024]
3. Experian (2024) 95% mortgage: can you buy a house with a 5% deposit?. Available at: https://www.experian.co.uk/consumer/mortgages/guides/95-100-percent-mortgages.html [Accessed 22 Aug 2024]
4. Moneysupermarket (2024) What is a Guarantor Mortgage? Available at: https://www.moneysupermarket.com/mortgages/guarantor-mortgages/ [Accessed 22 Aug 2024]
5. Gov.UK (2024) Shared ownership homes: buying, improving and selling. Available at: https://www.gov.uk/shared-ownership-scheme [Accessed 22 Aug 2024]
6. Gov.UK (2024) First Homes scheme: first-time buyer’s guide. Available at: https://www.gov.uk/first-homes-scheme [Accessed 22 Aug 2024]
   

All the information in this article is correct as of the publish date 29^th August 2024. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

Buy-to-Let: The Importance of Understanding Rental Yields

For prospective landlords, understanding the rental yield can be crucial for making informed decisions about the property you intend to purchase and let out.

What is the Rental Yield?

The rental yield represents the annual income you earn from a rental property relative to its purchase price and operating costs – and is a figure that is always shown as a percentage. The rental yield can vary in different parts of the country, and for a wide variety of reasons.¹

There are two types of rental yield²:

• Gross yield – factoring in only the property’s purchase price and rental income
• Net rental yield – including additional expenses such as maintenance and property management costs

When choosing a property that you intend to let out, it’s important to consider both types of yields, alongside other relevant factors before arriving at your final choice.

Why is Rental Yield Important?

Before you jump into buying a property to rent out, you’ve got to figure out if it’s a worthwhile venture.

If your rental income doesn’t cover your costs, or you’re just breaking even, unexpected expenses like fixing a broken boiler or a leaky roof can impact your finances.

So looking at the potential rental yield can help you to do the maths and establish if the property is likely to deliver on your expectations before committing to buying.

How to Calculate Rental Yield²

Gross Yield

1. Times your monthly rental income by 12 to find your annual income.
2. Divide that figure by the property purchase price or current value.
3. Then, multiply the figure by 100. The end figure is your gross rental yield as a percentage.

Net Rental Yield

1. Times your monthly rental income by 12.
2. Subtract your annual costs – like mortgage payments, maintenance and any insurance, fees or taxes.
3. Divide that by the property’s purchase value or current price.
4. Times that figure by 100 to get your percentage.

Top Regions for High Rental Yields

As one might expect, the rental yield of a property can vary across the country due to a range of factors, including local property prices, rental rates and much more. A recent survey conducted by Zoopla¹ revealed the areas with the top rental yields in the UK:

1. North East: With an average gross yield of 7.65%, the North East stands out due to low property prices and rising rents. Cities like Sunderland, County Durham, and Darlington offer excellent opportunities.
2. Scotland: Scotland offers an average yield of 7.48%. Key cities include Aberdeen, Dundee, and Glasgow, with yields around 8%.
3. North West: Yielding an average of 6.66%, this region includes cities like Burnley and Blackburn, providing strong returns for landlords.
4. Wales: With a 6.43% average yield, cities like Swansea and Cardiff are attractive due to moderate property prices and increasing rental demand.
5. Yorkshire and the Humber: This region, averaging 6.38%, includes high-yield cities like Hull and Barnsley.

Additional Factors to Consider

Whilst rental yield is important, it’s also vital to consider other factors such as tenant demand, local market trends, and future property value growth when searching for your ideal buy-to-let property too.

When it comes to location as well, it’s worth bearing in mind how accessible the property is to you, in case of having to attend to carry out any maintenance, property checks or dealing with any urgent issues raised by tenants as well, or whether you’d be contracting a locally-based property management company to carry out any work on your behalf.

Conclusion

Thorough research is key when it comes to identifying the right buy-to-let property for you – and finding the right balance between property value, potential rental income, likelihood of future property value growth and convenience in where the property is physically located in the UK.

Most importantly, if you have ambitions to purchase a buy-to-let property, it’s worth seeking bespoke mortgage advice at each step of the way, to help allow you to create accurate plans, forecasts and guidance on the kind of borrowing that you may be able to access to help become a buy-to-let landlord.

For more information about Buy to let mortgages go to Mortgages – The Finance House

Think carefully before securing other debts against your home or property.

The Financial Conduct Authority does not regulate some forms of Buy to Lets. Your property may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

Sources

1. Zoopla (2024) The highest yielding areas for buy-to-let property in the UK. Available at: https://www.zoopla.co.uk/discover/property-news/best-buy-to-let-locations/ [Accessed 16 Jul 2024]
2. NatWest (2024) Rental yield: What is it and why is it important? Available at: https://www.natwest.com/mortgages/buy-to-let/buy-to-let-mortgage-guide/why-rental-yield-is-so-important.html [Accessed 16 Jul 2024]

All the information in this article is correct as of the publish date 25^th July 2024. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

Dealing with debt can be difficult!

If you dealing with debt, or have a family member who is, it can be the loneliest place to be and no matter how resilient you are, eventually it will wear you down. However, there are strategies you can adopt to alleviate the situation and get yourself back on track.

• Talk to someone. Acknowledging the burden and seeking help is the first step towards breaking out of the frightening spiral. A professional debt adviser can help you discover your options. There are a number of different organisations such as Citizens Advice Service (www.citizensadvice.org.uk) and the National Debtline (www.nationaldebtline.org) who can offer immediate support with advice.
• Make a list of your debts. Open any correspondence that you have been ignoring and tally up everything you owe. Decide, with help from the organisations above, which debts are most pressing and prioritise them.
• Be proactive. Get in touch with those companies to whom you owe money. Not only will it help you feel more in control, but it gives you a chance to seek an agreed payment plan to pay a set amount per month that you can afford and start reducing your debt.
• See what you’re entitled to. If your income has been reduced because of the loss of your job for example, there may be benefits that you are entitled to claim that could help your situation. Organisations such as Moneyhelper (www.moneyhelper.org.uk/en/benefits), provided by HM Government, can show you what you can get and how to apply.
• Debt Respite Scheme (Breathing Space) – You can get temporary respite in England & Wales from creditors for up to 60 days by applying via a debt adviser. They cannot add interest or charges to your debt, or contact you, and no enforcement action can be taken against you during the ‘breathing space’. Find out more about it here –https://www.gov.uk/options-for-dealing-with-your-debts/breathing-space

If you’re struggling dealing with debt, don’t suffer in silence. There are organisations out there specifically to help you, and if you need assistance, we can help to point you in their direction – just let us know.

Think carefully before securing other debts against your home. Your home may be repossessed if you do not keep up repayments on a mortgage or other debt secured on it.

Please be aware that by clicking on to any of the above links you are leaving our website. Please note that neither we nor HL Partnership Limited are responsible for the accuracy of the information contained within the linked site(s) accessible from this page.

All the information in this article is correct as of the publish date 27^th June 2024. The opinions expressed in this publication are those of the authors. The information provided in this article, including text, graphics and images does not, and is not intended to, substitute advice; instead, all information, content, and materials available in this article are for general informational purposes only. Information in this article may not constitute the most up-to-date legal or other information.