UK Stamp Duty (SDLT) 2026: What You'll Actually Pay
Stamp Duty Land Tax is the single largest transaction cost for most home purchases in England and Northern Ireland — and the bands changed in April 2025, when the temporary higher thresholds expired. Here's what the standard residential bands look like for 2025/26, how first-time buyer relief works, and worked examples at typical prices.
The 2025/26 standard residential bands
SDLT is marginal, like income tax: each rate applies only to the slice of price inside its band, not the whole price.
| Price band | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5m | 10% |
| Above £1.5m | 12% |
Scotland (LBTT) and Wales (LTT) run their own systems with different bands — the figures here apply to England and Northern Ireland.
Worked examples
- £290,000 (around the UK average): 0% on the first £125k, 2% on the next £125k (£2,500), 5% on the remaining £40k (£2,000) — total £4,500.
- £450,000: £2,500 + 5% of £200k (£10,000) — total £12,500.
- £750,000: £2,500 + 5% of £500k (£25,000) — total £27,500.
First-time buyer relief
First-time buyers pay nothing up to £300,000 and 5% on the portion between £300,001 and £500,000. Buy above £500,000 and the relief disappears entirely — you pay standard rates on the whole price. On a £350,000 first home that relief is worth £5,000 versus the standard calculation.
The additional-property surcharge
Buying a second home or buy-to-let adds a 5% surcharge on top of every band (raised from 3% in October 2024). On a £290,000 additional property that's £14,500 of surcharge on top of the standard £4,500 — £19,000 total.
Don't forget the rest of the bill. SDLT is the biggest line, but conveyancing, survey, mortgage arrangement and removal costs typically add £2,500–£5,000 to a purchase. Budget the full picture, not just the duty.
See your complete year-one buying cost
Our UK home buying calculator adds stamp duty, legal & survey fees, council tax, insurance and maintenance into one number.
Try the UK Home Buying Calculator →Sources
- GOV.UK — Stamp Duty Land Tax rates (2025/26 standard residential bands)
- GOV.UK — SDLT relief for first-time buyers
- GOV.UK — Higher rates for additional dwellings (October 2024 change)
Figures as of June 2026 for England & Northern Ireland. Rates and thresholds change at Budgets — verify on GOV.UK before exchanging. This is general information, not regulated financial advice (FCA).