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Stamp Duty in 2026 — Rates, Thresholds and How to Calculate It

Stamp Duty Land Tax (SDLT) is a tax paid when you buy property in England and Northern Ireland. Scotland has Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT) — the principles are similar but the rates differ. This guide covers English SDLT for 2026.

Standard SDLT rates (2026)

From April 2025, the nil-rate threshold reverted to £125,000 after the temporary £250,000 threshold that applied from 2022–2025 expired.

Property value	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 relief

First-time buyers pay no SDLT on the first £300,000 of a property worth up to £500,000. On the portion between £300,001 and £500,000, they pay 5%. Properties above £500,000 don't qualify for first-time buyer relief — standard rates apply from £1.

Property price	First-time buyer SDLT	Standard SDLT	Saving
£200,000	£0	£1,500	£1,500
£300,000	£0	£5,000	£5,000
£400,000	£5,000	£10,000	£5,000
£500,000	£10,000	£15,000	£5,000

Additional property surcharge

If you're buying a second home, buy-to-let property, or any residential property when you already own one, a 3% surcharge applies on top of all standard rates. This applies from £1 — there's no nil-rate band for additional properties.

Worked example — £325,000 first-time buyer

• First £300,000: 0% = £0
• £25,000 above that at 5% = £1,250
• Total SDLT: £1,250

The same property for a home mover: £0 on first £125k + £2,500 on next £125k + £3,750 on final £75k = £6,250.

When do you pay?

SDLT must be filed and paid within 14 days of completion. Your solicitor or conveyancer usually handles this as part of the purchase process and adds it to their completion statement.