Stamp Duty Rates at a Glance — 2025/26 Tax Year
- Standard threshold: £125,000 — no SDLT on the first £125,000
- First-time buyer threshold: £300,000 on properties up to £500,000
- Additional property surcharge: 5% on top of standard rates (increased from 3% on 31 October 2024)
- Non-UK resident surcharge: 2% on top of all other applicable rates
- Scotland (LBTT) threshold: £145,000 for standard purchases
- Wales (LTT) threshold: £225,000 for standard purchases
- Temporary higher thresholds from September 2022 expired on 31 March 2025
Standard Residential SDLT Rates (England & Northern Ireland)
The following stamp duty rates apply to standard residential property purchases in England and Northern Ireland for the 2025/26 tax year. These rates apply if you are not a first-time buyer, not purchasing an additional property, and are a UK resident.
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
| Over £500,000 | No relief — standard rates apply |
SDLT is calculated on a tiered (progressive) basis. You pay each rate only on the portion of the property price that falls within that band, not on the entire purchase price. For example, on a £300,000 property a standard buyer pays: 0% on the first £125,000 (£0), 2% on £125,001–£250,000 (£2,500), and 5% on £250,001–£300,000 (£2,500) — totalling £5,000.
Additional Property SDLT Rates
If you are purchasing an additional residential property — such as a second home, buy-to-let investment, or holiday let — you must pay a 5% surcharge on top of the standard SDLT rates. This surcharge applies to the entire purchase price and was increased from 3% to 5% for transactions completing on or after 31 October 2024.
| Up to £125,000 | 5% |
| £125,001 – £250,000 | 7% |
| £250,001 – £925,000 | 10% |
| £925,001 – £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Non-UK Resident Surcharge
Since 1 April 2021, non-UK residents purchasing residential property in England and Northern Ireland pay a 2% surcharge on top of all other applicable SDLT rates. This surcharge applies in addition to the standard rates and the additional property surcharge where relevant.
A non-UK resident is defined as an individual who has spent fewer than 183 days in the UK during the 12 months before the purchase date. For example, a non-UK resident buying a second property would pay the standard rate plus 5% (additional property) plus 2% (non-UK resident) — a combined surcharge of 7% above standard rates.
Worked Examples at Common Price Points
The following table shows exact SDLT calculations for common property prices, comparing standard, first-time buyer, and additional property rates for the 2025/26 tax year.
| Property Price | Standard SDLT | First-Time Buyer | Additional Property |
|---|---|---|---|
| £150,000 | £500 | £0 | £8,000 |
| £200,000 | £1,500 | £0 | £11,500 |
| £250,000 | £2,500 | £0 | £15,000 |
| £300,000 | £5,000 | £0 | £20,000 |
| £350,000 | £7,500 | £2,500 | £25,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £500,000 | £12,500 | £10,000 | £37,500 |
| £750,000 | £25,000 | N/A — standard rates | £62,500 |
| £1,000,000 | £32,500 | N/A — standard rates | £82,500 |
Use our free stamp duty calculator to calculate the exact SDLT for any property price, with support for all buyer types.
Scotland LBTT Rates 2025/26
Scotland has its own property transaction tax called Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland. LBTT replaced SDLT in Scotland from April 2015. The rates and bands are set independently by the Scottish Government.
| Up to £145,000 | 0% |
| £145,001 – £250,000 | 2% |
| £250,001 – £325,000 | 5% |
| £325,001 – £750,000 | 10% |
| Over £750,000 | 12% |
Scotland’s Additional Dwelling Supplement (ADS) for second homes and buy-to-let properties is 6% of the total purchase price (increased from 4% in April 2024). First-time buyers in Scotland benefit from a raised nil-rate threshold of £175,000, providing a maximum saving of £600.
Wales LTT Rates 2025/26
Land Transaction Tax (LTT) applies in Wales, administered by the Welsh Revenue Authority (WRA). LTT replaced SDLT in Wales from April 2018.
| Up to £225,000 | 0% |
| £225,001 – £400,000 | 6% |
| £400,001 – £750,000 | 7.5% |
| £750,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Wales does not offer specific first-time buyer relief for LTT. However, the higher nil-rate threshold of £225,000 means many first-time buyers in Wales pay no tax at all. The higher residential rates surcharge for additional properties in Wales is 4% on top of standard LTT rates.
Stamp Duty Rate Changes Timeline
SDLT rates and thresholds have changed significantly in recent years. Here is a timeline of the major changes affecting the 2025/26 tax year.
| Date | Change | Impact |
|---|---|---|
| 8 Jul 2020 | COVID stamp duty holiday begins — threshold raised to £500,000 | No SDLT on purchases up to £500,000 |
| 1 Oct 2021 | Stamp duty holiday ends — threshold returns to £125,000 | Standard rates resume |
| 23 Sep 2022 | Mini-Budget — threshold raised to £250,000; FTB to £425,000 | Significant SDLT reduction for most buyers |
| 31 Oct 2024 | Additional property surcharge increases from 3% to 5% | Second home/BTL buyers pay more |
| 1 Apr 2025 | Mini-Budget thresholds expire — return to £125,000 / £300,000 FTB | Higher SDLT for standard and first-time buyers |
How Stamp Duty Is Calculated
SDLT is a progressive tax, similar to income tax. You do not pay a single rate on the entire purchase price. Instead, each portion of the price that falls within a specific band is taxed at the rate for that band. This is sometimes called the “slice system”.
Calculation Example: £400,000 Property (Standard Buyer)
| Band | Taxable Amount | Rate | SDLT Due |
|---|---|---|---|
| £0 – £125,000 | £125,000 | 0% | £0 |
| £125,001 – £250,000 | £125,000 | 2% | £2,500 |
| £250,001 – £400,000 | £150,000 | 5% | £7,500 |
| Total | £10,000 |
The effective tax rate on a £400,000 property is 2.5% (£10,000 ÷ £400,000), not 5%. This distinction is important when budgeting for a property purchase.
When and How to Pay Stamp Duty
You must file an SDLT return and pay the stamp duty owed within 14 days of the completion date. Your solicitor or conveyancer will normally handle this on your behalf as part of the conveyancing process.
- Payment is made electronically to HMRC
- Late filing incurs an automatic £100 penalty, increasing to £200 if more than 3 months late
- Interest is charged on unpaid SDLT from the due date
- In Scotland (LBTT) and Wales (LTT), returns are filed with Revenue Scotland and the Welsh Revenue Authority respectively
Related Stamp Duty Guides
Explore our comprehensive stamp duty guides for specific buyer situations:
- First-time buyer stamp duty relief — eligibility, thresholds, and worked examples
- Additional property stamp duty — the 5% surcharge explained
- Stamp duty on second homes — rules, exemptions, and divorce scenarios
- Buy-to-let stamp duty — landlord rates, limited company purchases, and MDR
- Stamp duty refund guide — how to claim a refund from HMRC
- Stamp duty surcharge explained — additional property and non-UK resident surcharges
- Stamp duty exemptions — all reliefs and exemptions in one place
- Commercial property stamp duty — non-residential SDLT rates
- SDLT calculator guide — how stamp duty is calculated step by step
- Commercial stamp duty rates — non-residential and mixed-use
- Scotland LBTT calculator — rates and relief for Scottish buyers
- Wales LTT calculator — Welsh land transaction tax rates
Frequently Asked Questions About Stamp Duty Rates 2026
For the 2025/26 tax year in England and Northern Ireland, standard SDLT rates are: 0% on the first £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1,500,000, and 12% above £1,500,000. First-time buyers pay 0% up to £300,000 on properties costing up to £500,000. Additional property purchases attract a 5% surcharge on top of standard rates.
Yes. On 1 April 2025, the temporary higher SDLT thresholds from the September 2022 mini-Budget expired. The standard nil-rate threshold returned from £250,000 to £125,000, meaning buyers now pay SDLT from £125,001. The first-time buyer nil-rate threshold also reverted from £425,000 to £300,000, and the maximum property price eligible for first-time buyer relief dropped from £625,000 to £500,000.
It depends on your buyer status. A standard buyer pays £5,000 in SDLT. A first-time buyer pays £0 (the entire amount is within the £300,000 nil-rate band). An additional property buyer pays £20,000 (£5,000 standard SDLT plus £15,000 surcharge at 5% of £300,000). Use our free calculator to check your exact amount.
The standard SDLT threshold is £125,000 — you pay no stamp duty on the first £125,000 of a residential property. For first-time buyers, the threshold is £300,000 on properties costing up to £500,000. In Scotland, the LBTT threshold is £145,000. In Wales, the LTT threshold is £225,000.
Yes. Scotland charges LBTT with a nil-rate threshold of £145,000 and rates up to 12% above £750,000. Wales charges LTT with a nil-rate threshold of £225,000 and rates up to 12% above £1,500,000. Each nation sets its own rates independently. See our Scotland LBTT calculator and Wales LTT calculator for details.
Stamp duty effectively increased from 1 April 2025 when temporary higher thresholds expired. The nil-rate band dropped from £250,000 to £125,000 for standard purchases and from £425,000 to £300,000 for first-time buyers. The additional property surcharge also rose from 3% to 5% in October 2024. No further changes have been announced for the remainder of the 2025/26 tax year.