Key takeaways
- Residential SDLT starts at £125,000: 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above.
- First-time buyers pay nothing up to £300,000 and 5% from £300,001 to £500,000, if the price is £500,000 or less.
- Buying an additional home adds 5 percentage points to every band; non-UK residents add another 2.
- Non-residential and mixed-use property: 0% to £150,000, 2% to £250,000 and 5% above.
- SDLT applies in England and Northern Ireland; Scotland and Wales have their own taxes.
Stamp Duty Land Tax (SDLT) is paid when you buy property or land in England or Northern Ireland over a certain price. The temporary higher thresholds of 2022 to 2025 ended on 31 March 2025, so the rates below have applied since 1 April 2025 and are unchanged in 2026/27.
Residential rates
SDLT is charged in slices, like Income Tax: each rate applies only to the part of the price within that band.
| Property price (portion) | Standard rate | Additional property | Non-UK resident | Additional property and non-UK resident |
|---|---|---|---|---|
| Up to £125,000 | 0% | 5% | 2% | 7% |
| £125,001 to £250,000 | 2% | 7% | 4% | 9% |
| £250,001 to £925,000 | 5% | 10% | 7% | 12% |
| £925,001 to £1.5 million | 10% | 15% | 12% | 17% |
| Over £1.5 million | 12% | 17% | 14% | 19% |
Example: home mover
Asha buys a home for £410,000 and sells her previous home on the same day.
| Slice | Rate | SDLT |
|---|---|---|
| First £125,000 | 0% | £0 |
| £125,001 to £250,000 | 2% | £2,500 |
| £250,001 to £410,000 | 5% | £8,000 |
| Total | £10,500 |
First-time buyers
If you and anyone buying with you have never owned a home anywhere in the world, and the price is £500,000 or less:
| Portion of price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
Above £500,000 the relief is lost entirely and normal rates apply to the whole price. A first-time buyer paying £400,000 pays £5,000 (5% of £100,000), saving £5,000 compared with the standard rates. See SDLT for first-time buyers.
Additional homes
The 5% surcharge (increased from 3% on 31 October 2024) applies to buying an additional residential property worth £40,000 or more if, at the end of the day of purchase, you own another residential property anywhere in the world and are not replacing your main residence. It catches buy-to-let purchases, second homes and many purchases by companies. See the SDLT surcharge on additional properties.
Companies buying expensive homes
A company (or other non-natural person) buying a dwelling for more than £500,000 pays a flat 17% on the whole price, unless it qualifies for relief, for example as a property rental business, developer or trader. Properties held in companies may also be within the Annual Tax on Enveloped Dwellings.
Non-residential and mixed-use rates
| Portion of price | Rate |
|---|---|
| Up to £150,000 | 0% |
| £150,001 to £250,000 | 2% |
| Over £250,000 | 5% |
These rates apply to offices, shops, factories, agricultural land, and mixed-use purchases such as a shop with a flat above. VAT charged on the price, where the seller has opted to tax, is included in the amount SDLT is charged on. See SDLT on commercial property.
Leases
- Residential new leases: SDLT at 1% on the net present value (NPV) of the rent above £125,000, plus SDLT on any premium at the purchase rates.
- Non-residential new leases: 0% on NPV up to £150,000, 1% from £150,001 to £5 million and 2% above, plus SDLT on any premium.
Scotland and Wales
- Scotland: Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland, with its own bands and an Additional Dwelling Supplement.
- Wales: Land Transaction Tax (LTT), administered by the Welsh Revenue Authority, with its own bands and higher rates for additional properties.
Use the official calculators for property in those nations.
Paying and filing
An SDLT return must usually be filed, and the tax paid, within 14 days of completion. Most buyers’ solicitors handle this. See SDLT returns and deadlines. Our stamp duty calculator works out the tax for any price.
Frequently asked questions
What are the stamp duty rates in 2026?
For a main home in England or Northern Ireland: 0% up to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million and 12% above. First-time buyers pay 0% up to £300,000.
How much is stamp duty on a second home?
Each band is 5 percentage points higher: 5% up to £125,000, 7% to £250,000, 10% to £925,000, 15% to £1.5 million and 17% above.
Did stamp duty change in April 2025?
Yes. The nil-rate threshold fell from £250,000 to £125,000 and the first-time buyer threshold from £425,000 to £300,000 on 1 April 2025.
Do non-UK residents pay more stamp duty?
Yes. Non-UK resident buyers of residential property pay an extra 2% on top of the other rates.
Sources
Rates, thresholds and rules in this guide were checked against HMRC and GOV.UK guidance in October 2026. Tax rules change, so check the current position on GOV.UK or with a qualified adviser before acting. This guide is general information, not personal advice.