Standard SDLT Rates (from 1 April 2025)
These rates apply to residential property purchases in England and Northern Ireland by buyers who are not first-time buyers and are not buying an additional property — typically home movers replacing their main residence.
| Property price | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Above £1.5 million | 12% |
First-Time Buyer Relief
First-time buyers benefit from reduced SDLT. As of 1 April 2025, the relief applies as follows:
| Property price | First-time buyer rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% on the portion above £300k |
| Above £500,000 | Standard rates apply — no relief |
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Additional Dwelling Surcharge
If you're buying a second property — a buy-to-let, holiday home, or investment property — while still owning your current home, an additional 5% surcharge applies on top of standard rates across all bands (as of 31 October 2024).
The surcharge does not apply to purchases under £40,000, and it does not apply if you're replacing your main residence — you get a refund if you sell your previous main home within 36 months of buying the new one.
Scotland and Wales Have Different Systems
Scotland has Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland. Wales has Land Transaction Tax (LTT), administered by the Welsh Revenue Authority. Both have their own rates and thresholds that differ from SDLT.
If you're buying in Scotland or Wales, search for 'LBTT calculator' or 'LTT calculator' respectively — the rates and first-time buyer reliefs are different.
Calculating Your SDLT Bill
The easiest way to calculate your exact SDLT is to use HMRC's Stamp Duty Land Tax calculator on GOV.UK — it handles all the edge cases including first-time buyer relief and the additional dwelling surcharge.
As a rough guide for budget planning, first-time buyers buying at the UK average house price of around £270,000 (ONS, April 2026) will pay zero SDLT. A standard home mover buying at that price pays around £3,500. A buy-to-let investor buying the same property pays around £17,000.
| Scenario | Purchase price | Approx. SDLT |
|---|---|---|
| First-time buyer | £250,000 | £0 |
| First-time buyer | £400,000 | £5,000 |
| Home mover (replacing main home) | £300,000 | £5,000 |
| Home mover (replacing main home) | £500,000 | £15,000 |
| Additional property (BTL/second home) | £250,000 | £15,000 |
| Additional property (BTL/second home) | £500,000 | £40,000 |
Frequently Asked Questions
How much stamp duty will I pay as a first-time buyer in 2026? First-time buyers pay 0% on the first £300,000, 5% on the portion from £300,001 to £500,000, and the standard rates above £500,000. If the purchase price exceeds £500,000, you lose all first-time buyer relief and pay full rates from £0.
Do I need to pay stamp duty on a property under £250,000? For most buyers, yes — the standard nil-rate threshold is £125,000, so a £250,000 purchase attracts up to £2,500 SDLT (2% on the portion above £125,000). First-time buyers pay nothing up to £300,000. If you are buying an additional property without replacing your main residence, the 5% surcharge applies on top of every band — from the first pound for any purchase of £40,000 or more (purchases under £40,000 are exempt).
When do I have to pay stamp duty after completion? You have 14 days from the date of completion to submit an SDLT return and pay any tax owed. Your conveyancing solicitor normally handles this on your behalf. Late payment attracts automatic penalties and interest.
Does stamp duty apply in Scotland and Wales? No — Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT). Both have different thresholds and rates to SDLT and must be calculated separately. If you are buying in either nation, you cannot use an SDLT calculator.
Can I get stamp duty relief if I sell my main home on the same day I buy? Yes — if you complete the sale of your previous main residence on the same day as your new purchase (or before), the 5% additional-dwelling surcharge does not apply. If the timing slips, you can claim a refund of the surcharge within 12 months of completing your old sale.
Is stamp duty deductible from capital gains when I sell? Yes — SDLT you paid when purchasing the property can be added to your acquisition cost when calculating capital gains tax on disposal. Keep all completion statements as evidence.