UK Stamp Duty Rates, Bands and Thresholds (2026/27)

SDLT Band Finder

Enter a property price to see which SDLT bands it falls into and the total stamp duty for a standard residential purchase. For first-time buyer or additional property calculations, links direct users to the dedicated calculators.

What Is Stamp Duty Land Tax?

SDLT is a tax charged on the purchase price of property and land in England and Northern Ireland. It applies to freehold purchases, new or existing leaseholds, shared ownership transactions and any transfer of property in exchange for payment, including taking on a mortgage or releasing someone from a debt.

SDLT works as a progressive tax. You do not pay a single rate on the full purchase price. Each portion of the price falling within a particular band is taxed at that band's rate, much like income tax. Only the slice of the price within each band attracts the corresponding percentage.

Current SDLT Rates for Residential Property

The table below shows the standard SDLT rates for residential property purchases completing on or after 1 April 2025. These rates apply to buyers purchasing a replacement main residence and to anyone not eligible for first-time buyer relief who is not buying an additional property.

The nil-rate band stands at 125,000 pounds. Purchases at or below this figure attract no SDLT, and no return to HMRC is required. These rates took effect on 1 April 2025 and remain current as of the 2026/27 tax year.

First-Time Buyer Stamp Duty Relief

Reduced rates apply where every buyer in the transaction is purchasing their first residential property. The relief raises the nil-rate threshold to 300,000 pounds, so no SDLT is due on the first 300,000 pounds. The portion from 300,001 to 500,000 pounds is taxed at 5%. If the total purchase price exceeds 500,000 pounds, the relief is lost and standard rates apply to the entire amount. Before 1 April 2025, the first-time buyer nil-rate threshold was 425,000 pounds with a purchase price cap of 625,000 pounds. Both limits have since reverted.

For a 400,000-pound first home, the first 300,000 pounds is tax-free and the remaining 100,000 pounds is taxed at 5%, giving a total SDLT bill of 5,000 pounds. A standard buyer would pay 10,000 pounds on the same property: nothing on the first 125,000 pounds, then 2,500 pounds on the next 125,000 pounds at 2%, and 7,500 pounds on the remaining 150,000 pounds at 5%. The saving for a first-time buyer at this price is 5,000 pounds.

Additional Property and Buy-to-Let Surcharge

A surcharge of 5 percentage points applies on top of the standard SDLT rates when you buy an additional residential property. This covers second homes, holiday lets and buy-to-let investments. The surcharge was increased from 3 to 5 percentage points on 31 October 2024 as part of the Autumn Budget. It is charged from the first pound of the purchase price, meaning even the nil-rate band carries a 5% charge.

The combined rates from 1 April 2025 are: 5% on the first 125,000 pounds, then 7% on 125,001 to 250,000 pounds, 10% on 250,001 to 925,000 pounds, 15% on 925,001 to 1,500,000 pounds, and 17% above 1,500,000 pounds. The surcharge does not apply if you are replacing your main residence and the previous property is sold within 36 months of the new purchase. If the sale completes after the new purchase, you can apply to HMRC for a refund of the surcharge.

Non-Resident and Corporate Buyers

Non-UK residents who have not spent at least 183 days in the UK during the 12 months before completion pay an additional 2 percentage point surcharge on top of all other applicable rates. This non-resident surcharge applies to residential property in England and Northern Ireland and can stack with the additional property surcharge.

Companies, partnerships with corporate members and collective investment schemes purchasing residential property above 500,000 pounds pay a flat rate of 17%. This rate increased from 15% on 31 October 2024. Some reliefs may apply in specific circumstances, such as property rental businesses and property developers.

Scotland and Wales: Different Taxes Apply

SDLT covers England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland, with its own rates and bands. Wales charges Land Transaction Tax (LTT), administered by the Welsh Revenue Authority, for transactions completing on or after 1 April 2018. Both systems have different thresholds, rates and reliefs. If your property is in Scotland or Wales, check the relevant authority for the applicable rates rather than relying on the SDLT figures in this guide.

Worked Example: SDLT on a 350,000-Pound Home

A standard buyer purchasing a 350,000-pound residential property as their only home pays SDLT as follows. The first 125,000 pounds falls within the nil-rate band and is tax-free. The next 125,000 pounds (125,001 to 250,000) is taxed at 2%, producing 2,500 pounds. The remaining 100,000 pounds (250,001 to 350,000) is taxed at 5%, producing 5,000 pounds. The total SDLT bill is 7,500 pounds.

A first-time buyer purchasing the same property pays nothing on the first 300,000 pounds and 5% on the remaining 50,000 pounds, giving a total of 2,500 pounds and a saving of 5,000 pounds compared with the standard buyer. An additional-property buyer faces steeper charges: 5% on the first 125,000 pounds (6,250), 7% on the next 125,000 pounds (8,750), and 10% on the remaining 100,000 pounds (10,000), for a total of 25,000 pounds.

These three results at the same purchase price show how buyer status has a significant effect on the SDLT liability. Use our stamp duty calculator to run your own figures.

When and How to Pay SDLT

You must file an SDLT return and pay the tax within 14 days of the completion date. Your solicitor or conveyancer handles both the return and the payment on the day of completion in most cases. HMRC applies penalties for late filing and charges interest on late payment.

No return is required if the purchase price falls below the applicable nil-rate threshold and no relief is being claimed. If you are claiming a relief or exemption, you must still file the return even when no tax is due.

Frequently Asked Questions

Do I pay stamp duty on a property under 125,000 pounds? No. Residential properties at or below 125,000 pounds fall entirely within the nil-rate band, so no SDLT is payable. You do not need to file a return to HMRC either, unless you are claiming a specific relief. First-time buyers benefit from a higher nil-rate threshold of 300,000 pounds on properties priced up to 500,000 pounds.

How is stamp duty calculated on a house purchase? SDLT is calculated progressively. Each portion of the purchase price within a given band is taxed at that band's rate. You do not pay the highest applicable rate on the full price. For example, on a 300,000-pound purchase the first 125,000 pounds is at 0%, the next 125,000 pounds at 2% and the final 50,000 pounds at 5%, giving a total of 5,000 pounds.

Do first-time buyers pay stamp duty in 2026? First-time buyers pay no SDLT on the first 300,000 pounds of a property priced at or below 500,000 pounds. The portion from 300,001 to 500,000 pounds is taxed at 5%. If the purchase price exceeds 500,000 pounds, the relief does not apply and standard rates are charged on the entire price. All purchasers in the transaction must be first-time buyers for the relief to be available.

How much is the stamp duty surcharge on a second home? The surcharge is 5 percentage points added to every standard SDLT band. It applies to second homes, holiday lets, buy-to-let properties and any additional residential purchase. The surcharge increased from 3 to 5 percentage points on 31 October 2024. It does not apply if you are replacing your main residence and sell the previous property within 36 months.

How long do I have to pay stamp duty after buying a house? You have 14 days from the completion date to file your SDLT return and pay the tax. Your solicitor or conveyancer normally handles this on the day of completion. HMRC charges penalties for late filing and interest on late payment.

Does stamp duty apply in Scotland and Wales? SDLT applies only in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT) with its own rates and bands, administered by Revenue Scotland. Wales uses Land Transaction Tax (LTT), administered by the Welsh Revenue Authority. Both taxes have different thresholds and reliefs.

Can I claim a stamp duty refund if I sell my old home after buying a new one? Yes. If you paid the additional property surcharge because your previous main residence had not yet been sold, you can apply to HMRC for a refund once the sale completes, provided it happens within 36 months of the new purchase. The refund covers the surcharge element only, not the standard SDLT.

Related Calculators

Stamp Duty Calculator | Stamp Duty Second Home Calculator | House Buying Costs Calculator | First Time Buyer Relief Calculator

Related Guides

Business Rates Guide | Capital Gains Tax on Shares | VAT Guide UK