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Downsizing pensioners should get a stamp duty break

There is a stamp duty exemption for first time buyers, so why not last time buyers? Older people who want to downsize should be allowed one stamp-duty free move to encourage them to downsize, says a new study.

Retirement interest-only mortgagesPensioners who want to down-size should be allowed to move once without needing to pay stamp duty, says a new report by Saga.

It has urged the Government this week to act after new research showed 25 per cent of over 50s are struggling to afford the cost of moving house.

The plans by Saga were unsurprisingly rather popular with its members, according to the report in the Daily Mail. Nearly three quarters of over 50s supported the one stamp duty-free move, according to a poll.

Find out more about the pros and cons of down-sizing

Benefits of downsizing

There are lots of reasons why as we get older we look to downsize. In many cases adult children have left home often leaving people in homes that are bigger than they need or want.  Maintenance and the cost of bills can get harder to manage as you get older.  While other homeowners want to free up equity to help them fund their retirement, or help their children or other relatives financially.

Selling their current home and moving somewhere smaller and cheaper also frees up equity without having to explore complicated equity release schemes, or borrow more with a mortgage for the over 50s or interest only retirement mortgages.

A knock-on effect of more older people downsizing, according to SAGAs report is that it will also free up much-needed larger family homes around the UK.

Stamp duty barrier to moving

In parts of the country where house prices are high, moving can be extremely expensive once stamp duty is factored in.

For example, someone moving from a £300,000 home to a £150,000 home will have a stamp duty bill of £500. But if you’re moving from a £900,000 home to a £600,000 property, you would face a £20,000 bill.

So a one-time stamp duty exemption would take quite a significant financial sting out of moving to a smaller property – especially in more expensive parts of the country, according to the report.

But some have argued that long-term homeowners are likely to have seen large gains from property inflation over the years and can cash in on this tax-free due to there being no capital gains tax to pay on main residences, making the exemption for homeowners, particularly for owners of higher priced properties, unnecessary.

Find out more about how much stamp duty you’ll pay.

Help for first-time buyers, what about last time buyers?

The Government recently revealed that the stamp duty exemption for first-time buyers introduced in November 2017 had helped about 240,000 people get onto the property ladder since its introduction.

But while this exemption has benefited individual first time buyers, there isn’t any evidence it has resulted in higher numbers of first time buyers coming to the market. So SAGA’s argument that a stamp duty exemption would free up more homes and encourage greater numbers of people to downsize may not play through.

Nevertheless we can’t argue with the fact that the cost of buying a home and cost of selling a home do add up to significant sum and are enough to be a deterrent for many, making this campaign one to watch.

Tell us what you think in the comments box below

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  1. Carol GlenisterCarol Glenister

    I would like to down size, I’ve bought 8 houses over the years so paid a lot in stamp duty. Downsizing would cost too much purely because of the stamp duty so I will not move. There are loads of people in the same situation, if first time buyers can be given help why can’t retiring people, it would release so many properties that are currently occupied by just a couple or in my case a single person.

  2. Rogelio VallejoRogelio Vallejo

    At present, people buying houses for less that £500,000 do not have to pay Stamp Duty but this will end on 31 March 2021. Because of this bonanza, corona virus restrictions, staff redeployment in offices dealing with conveyancing and local searches, etc. many will find themselves missing the boat. Shouldn’t we start a petition to the Chancellor of the Exchequer to extend this period until at least July next year, so as not to penalise not only the elderly but also first time buyers and every one struggling to meet the deadline?

  3. Jan Rae DoddJan Rae Dodd

    At 50 I now need to relocate to be near elderly parents. I was made redundant in 2014 and now earn £20k gross. (Less than when I left university in 1992). I also still need to work until I’m 67.
    The stamp duty arrangements are making it impossible for me to co-ordinate a sale, a purchase, and a new job without incurring a tax bill beyond a year’s salary.
    I am not trying to move up the property ladder, nor make a profit, just making necessary changes in life. Mobility is crucial for a healthy society/economy.

  4. Steve CollinsSteve Collins

    I have just turned 60 ,that’s 44 years of manual work,and i’m tired.We are downsizing now and hope to use a surplus to live on until i can draw my first pension age 62.cost of downsizing is around £5500.Lower energy and council tax will probably never offset the cost of moving though.

  5. jackie villamorjackie villamor

    I have got to move to a bunglow for medical reasons my house is not suitable for me as I have a bad hip which will get worse and my stairs can not have a stair lift fitted and downstairs is not suitable due to layout and no bathroom down stairs why should I have to pay stamp duty I will have have to move area and use any savings I have to be able to buy a bunglow so why should I have to pay stamp duty.

  6. inez gibbonsinez gibbons

    I have paid a deposit on another house and sold mine which these houses will not go through until the end of July ,I used the buyers deposit to pay deposit on smaller house. Older house With less maintenance so hopefully we can afford heating . If you are unwell you really think the world is against you if you have to freeze. Now I have done this I think going to a smaller house what if heater not good can I afford another heater Yes I can but it would be nice after all these years of working we had enough money left to have the medical treatment we need and to be comfortable and go out for lunch now and again. I don’t want to tour the country just like to go to Millers etc and buy a new jacket .The money it cost with fees and stamp duty is unreal . If stamp duty exemption for last home buyers who downsize would help so many people in my condition.

  7. inez gibbonsinez gibbons

    downsizing because have bigger home this is so expensive to heat we sit with a blanket and heaps of clothes on to keep warm. paid tax all our lives now should there not be comfort for older Australians who is battling on a pension not many years left 78 years old and freezing. I bought home before because I was losing my site and had stairs I have over the years paid stamp duty many times mainly changed home because of ill health. Can there not be a stamp duty exemption for the last home , like the first home buyers. you get mostly a little bit over what your cost are which would be nice to put the right heating system in to new second hand home etc, By the time you pay fees for sale also stamp duty would you be better to freeze and bear it worried old pension lady. Inez

  8. mike mousemike mouse

    Pensions are fixed – 2% state pension increase is not enough to cope with 5% council tax increase. So yes downsizing should be encouraged by the stupid government to free up larger homes for families by removing stamp duty for buying a much smaller final residence. The government is blatantly insane by allowing 3ton SUVs burning diesel then complaining about air pollution. It would be a nice change if they could actually come up with joined up thinking.

  9. marionmarion

    As a pensioner I think it’s an excellent idea!

    It will make more houses available and although that means prices
    will drop, more people can get on the property ladder. It’s better than the current situation where landlords are being forced to have licences even if they only have one property, and tenants are likely to face higher rents as a result.

    Parents will be more likely to release equity to help their families,
    and singles will more easily be able to pay for care in their old age.

  10. Linda WilliamsLinda Williams

    I absolutely agree. We are currently on the market with our large 4 bed detached lovely family home having both retired now. We are worried about the cost impact of stamp duty on our ability to purchase our next home. Any political party than brought in an exemption of stamp duty for people at this stage in life would get my vote!

  11. Janet ColyerJanet Colyer

    I have been looking to downsize for about 12 months now but all the costs involved are making a move quite impossible at the moment. I am due to retire in 2020 and want to move to a lower maintenance property with lower running costs as I shan’t have a large pension income but prices for smaller properties are quite exorbitant and I do not want to buy anything that is leasehold, I want to know what I need to be paying not being suddenly hit with a large leaseholder bill. A one off removal of stamp duty to downsize would go a long way in helping me do so and would also free up a family home that is in excellent order.

  12. YvonneYvonne

    I am looking to downsize to reduce maintenance and heating costs. However downsizing doesn’t necessarily mean a cheaper purchase cost. I have found many smaller houses/properties are more expensive than my home even though I have kept it well maintained and decorated. Financial help to downsize buy removing the stamp duty would encourage and support me to sell.

  13. Henry PritchardHenry Pritchard

    I agree first time buyers get the help with stamp duty but not me being someone who wants to downsize. My children have grown up and left and my wife died of cancer. At 76 years of age living alone in a 4 bedroomed detached house with a double garage and large garden doesn’t make sense. House has been up for sale since 2015 but now off the market for the moment. Why? Buyers are hesitent since Brexit messed up my plans. Builders offering stamp duty paid for new build to first time buyers but no help for people like me. While expenses like heating and power go up I am struggling to keep up. I need to sell my house and move to a less expensive place. This one off Stamp duty relief for downsizers would definitely encourage me to put my house back on the market to sell. Extra monet would help me help my grown up children who are struggling. Money tied up in bricks. According to no sign of improvement ahead.

  14. Barbara stevensBarbara stevens

    I am in process of wanting to downsize.the costs are fat to high, and with housing shortage its silly..older people occupy family homes..and it’s these that are needed

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