Stamp Duty Changes April 2025 | New SDLT Rates & Calculator

Sarah Chen · Personal Finance Analyst (CFA, MSc Finance) · Reviewed Apr 2026

What Changed on 1 April 2025?

On 1 April 2025, stamp duty land tax (SDLT) thresholds in England and Northern Ireland reverted from the temporary higher levels introduced in September 2022. The result is that most home buyers now pay more stamp duty than they did before this date.

The temporary threshold increase was originally part of the Mini-Budget in September 2022, designed to stimulate the housing market. The government confirmed in the Autumn Statement 2024 that these temporary thresholds would not be extended beyond 31 March 2025.

This guide explains exactly what changed, who is affected, and how much you will pay under the new stamp duty rules. Use our free calculator below to get an instant SDLT estimate for your property purchase.

Stamp Duty Changes 2025 — Before & After Comparison

Here is a side-by-side comparison of the key SDLT thresholds before and after 1 April 2025:

Threshold	Before 1 April 2025	From 1 April 2025
Standard nil-rate band	£250,000	£125,000 ↓
First-time buyer nil-rate band	£425,000	£300,000 ↓
First-time buyer max property price	£625,000	£500,000 ↓
Additional property surcharge	3%	3% (unchanged)
Non-resident surcharge	2%	2% (unchanged)

Impact example: A home mover buying a £300,000 property paid £2,500 in stamp duty before April 2025. From 1 April 2025, they pay £5,000 — an increase of £2,500.

Current SDLT Rate Tables (From 1 April 2025)

Standard Residential RatesCurrent

These rates apply to home movers purchasing a residential property in England or Northern Ireland:

Property price band	SDLT rate
Up to £125,000	0%
£125,001 — £250,000	2%
£250,001 — £925,000	5%
£925,001 — £1,500,000	10%
Above £1,500,000	12%

First-Time Buyer RatesCurrent

First-time buyers benefit from reduced rates on properties up to £500,000:

Property price band	SDLT rate
Up to £300,000	0%
£300,001 — £500,000	5%

Note: If the property price exceeds £500,000, first-time buyer relief does not apply and the standard residential rates are used instead.

Additional Property Rates (Second Home / Buy-to-Let)

If you already own a residential property and are buying an additional one, a 3% surcharge applies on top of the standard rates:

Property price band	Standard rate	+3% surcharge	Total rate
Up to £125,000	0%	3%	3%
£125,001 — £250,000	2%	3%	5%
£250,001 — £925,000	5%	3%	8%
£925,001 — £1,500,000	10%	3%	13%
Above £1,500,000	12%	3%	15%

Quick Stamp Duty Calculator (April 2025 Rates)

Enter your property price and buyer type to calculate your stamp duty instantly using the new rates from 1 April 2025.

Property Price (£)

Buyer Type

When Do You Pay Stamp Duty?

Stamp duty land tax is payable on the purchase of residential property in England and Northern Ireland where the price exceeds the nil-rate threshold. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — different systems with different rates.

Key timing rules:

Due on completion, not exchange — stamp duty is payable on the date ownership legally transfers (completion date), not the date you exchange contracts.
14-day payment deadline — you must file your SDLT return and pay the tax within 14 days of completion. Your solicitor or conveyancer typically handles this on your behalf.
Late payment penalties — HMRC charges £100 if 1 day late, £200 if 3 months late, plus interest on the unpaid amount and potential further penalties after 6 and 12 months.

Who is liable?

The buyer pays stamp duty, not the seller. If you are buying with another person (joint purchase), you submit one SDLT return and pay one amount of stamp duty based on the total purchase price. Both buyers are jointly and severally liable for the tax.

Exemptions from stamp duty:

Property transfers between spouses or civil partners (during marriage/civil partnership)
Property left to you in a will (inheritance)
Property transferred as part of a divorce settlement by court order
Properties below the nil-rate threshold (£125,000 standard, £300,000 first-time buyer)

First-Time Buyer Stamp Duty Relief (2025/26)

First-time buyer relief provides reduced stamp duty rates for qualifying purchasers. From 1 April 2025, the relief thresholds are:

0% on the first £300,000 of the purchase price
5% on the portion between £300,001 and £500,000

Eligibility requirements:

You must never have owned a residential property anywhere in the world (freehold or leasehold interest exceeding 21 years)
The property must cost £500,000 or less
You must intend to live in the property as your main residence
If buying jointly, all purchasers must be first-time buyers

Important: If the property price exceeds £500,000 (even by £1), first-time buyer relief is completely lost and you pay the standard residential rates on the full amount. There is no taper — it is an all-or-nothing threshold.

Example calculations for first-time buyers:

Property price	Stamp duty (FTB)	Standard buyer would pay	FTB saving
£250,000	£0	£2,500	£2,500
£300,000	£0	£5,000	£5,000
£350,000	£2,500	£7,500	£5,000
£425,000	£6,250	£11,250	£5,000
£500,000	£10,000	£15,000	£5,000

How to claim

Your solicitor or conveyancer claims the relief on your behalf when they file your SDLT return with HMRC. You do not need to apply separately. Make sure you inform your solicitor that you are a first-time buyer before completion.

Stamp Duty on Second Homes & Additional Properties

If you already own a residential property and are purchasing an additional one, you must pay a 3% surcharge on top of the standard SDLT rates. This applies to:

Second homes — holiday homes, homes kept for personal use
Buy-to-let properties — investment properties rented out
Any additional residential property you own at the end of the day of completion

Example: Stamp duty on a £300,000 second home

Band	Standard rate	+3% surcharge	Tax on band
£0 — £125,000	0%	3%	£3,750
£125,001 — £250,000	2%	5%	£6,250
£250,001 — £300,000	5%	8%	£4,000
Total stamp duty:			£14,000

When the surcharge does NOT apply:

Replacing your main residence — if you sell your previous main home within 3 years of buying a new one, you can claim a refund of the surcharge
Properties under £40,000 — the surcharge does not apply to properties costing less than £40,000
Caravans, mobile homes, and houseboats — these are not classed as dwellings for SDLT purposes

Refund option: If you pay the 3% surcharge because you have not yet sold your previous main home, you can apply for a refund within 3 years of the purchase if you then sell the old property. The refund claim must be made within 12 months of the sale of the old property (or 12 months after the filing date, whichever is later).

How Much More Will You Pay? Impact Comparison

The table below shows the stamp duty increase for common property prices, comparing the temporary rates (before 1 April 2025) with the current permanent rates:

Property price	SDLT before April 2025	SDLT from April 2025	Increase
£150,000	£0	£500	+£500
£200,000	£0	£1,500	+£1,500
£250,000	£0	£2,500	+£2,500
£300,000	£2,500	£5,000	+£2,500
£400,000	£7,500	£10,000	+£2,500
£500,000	£12,500	£15,000	+£2,500
£750,000	£25,000	£27,500	+£2,500
£1,000,000	£41,250	£43,750	+£2,500

Maximum impact: The most any standard buyer can be affected is £2,500 — the difference between 0% and 2% on the £125,000 band that lost its nil-rate status. For first-time buyers, the impact can be up to £6,250 on properties between £300,000 and £500,000.

Related Stamp Duty & Property Calculators

Frequently Asked Questions

What are the stamp duty changes from April 2025?

From 1 April 2025, the temporary stamp duty thresholds (set in September 2022) reverted to lower permanent levels. The standard nil-rate band dropped from £250,000 to £125,000. The first-time buyer nil-rate band dropped from £425,000 to £300,000. The maximum property price for first-time buyer relief fell from £625,000 to £500,000. The 3% additional property surcharge and 2% non-resident surcharge remain unchanged.

How much stamp duty will first-time buyers pay after April 2025?

First-time buyers pay 0% stamp duty on the first £300,000 of a property priced up to £500,000, then 5% on the portion between £300,001 and £500,000. For example, a first-time buyer purchasing a £350,000 home pays £2,500 in stamp duty (5% on £50,000). If the property exceeds £500,000, first-time buyer relief does not apply and standard rates are used instead.

How much is stamp duty on a second home in 2025?

Additional properties (second homes, buy-to-let) pay a 3% surcharge on top of the standard residential rates. For a £300,000 second home from April 2025: 3% on £0–£125,000 (£3,750) + 5% on £125,001–£250,000 (£6,250) + 8% on £250,001–£300,000 (£4,000) = £14,000 total stamp duty.

When do you pay stamp duty?

You must pay stamp duty within 14 days of the completion date (when ownership legally transfers), not the date of exchange of contracts. Your solicitor or conveyancer handles the payment and files the SDLT return with HMRC. Late payment attracts penalties starting at £100 for being 1 day late, rising to £200 after 3 months, plus interest on the unpaid amount.

Do I pay stamp duty in Scotland or Wales?

No — stamp duty land tax (SDLT) only applies in England and Northern Ireland. Scotland has its own Land and Buildings Transaction Tax (LBTT) with different rates and thresholds. Wales uses Land Transaction Tax (LTT). The April 2025 threshold changes only affect SDLT in England and Northern Ireland.

What is the stamp duty nil-rate band from April 2025?

From 1 April 2025, the standard nil-rate band is £125,000 (previously £250,000). For first-time buyers, the nil-rate band is £300,000 (previously £425,000). You pay 0% stamp duty on the portion of the property price that falls within these thresholds.

How much stamp duty do I pay on a £300,000 house?

From April 2025, a standard buyer pays £5,000: £0 on the first £125,000, £2,500 (2% on £125,001–£250,000), and £2,500 (5% on £250,001–£300,000). A first-time buyer pays £0 (full relief up to £300,000). An additional property buyer pays £14,000 (standard £5,000 plus £9,000 surcharge at 3% on £300,000).

Can I avoid paying stamp duty?

You pay no stamp duty if the property costs £125,000 or less (standard buyers) or £300,000 or less (first-time buyers). Transfers between spouses or civil partners during marriage are exempt. Properties left in a will are exempt. Certain shared ownership schemes offer relief. There is no general way to legally avoid stamp duty on qualifying purchases above the threshold.

Official Sources

Data verified against official UK government sources. Last checked April 2026. Independently built & verified — Independent Mortgage Adviser.