Stamp duty (Stamp Duty Land Tax, or SDLT) is a tax you pay when you buy a home in England or Northern Ireland costing more than £125,000. It is charged in bands, like income tax, so each rate only applies to the slice of the price that falls in that band. First-time buyers pay nothing up to £300,000, while second-home buyers and non-UK residents pay extra.
Key points
- Stamp duty rates in 2026 run from 0% to 12%, charged on slices of the price.
- First-time buyers pay 0% up to £300,000 and 5% on the part up to £500,000. Above that, there is no relief at all.
- If you will own more than one home, you pay an extra 5% on the whole price.
- Buyers who are not UK resident pay a further 2% on the whole price.
- The return and payment are due within 14 days of completion.
Stamp duty rates 2026 for a main home
These bands have applied since 1 April 2025, when temporary higher thresholds ended. They apply if the home you are buying will be the only residential property you own.
| Part of the price | 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% |
So on a £300,000 home you pay nothing on the first £125,000, 2% on the next £125,000 and 5% on the last £50,000. That gives £5,000.
Every cost for your price and situation in the UK, including taxes for buyers from abroad.
How much stamp duty will I pay? Quick figures
The table shows stamp duty at common prices for each type of buyer. "Moving home" means you are replacing your main home and have sold it by the time you complete.
| Price | First-time buyer | Moving home | Second home / buy-to-let |
|---|---|---|---|
| £200,000 | £0 | £1,500 | £11,500 |
| £300,000 | £0 | £5,000 | £20,000 |
| £400,000 | £5,000 | £10,000 | £30,000 |
| £500,000 | £10,000 | £15,000 | £40,000 |
| £750,000 | £27,500 | £27,500 | £65,000 |
Non-UK residents add 2% of the price to any figure in this table.
First-time buyer stamp duty relief
First-time buyer relief cuts the bill sharply on cheaper homes. You pay:
- 0% on the first £300,000
- 5% on the part from £300,001 to £500,000
If the price is even £1 over £500,000, you cannot claim the relief and you pay the normal rates on the whole price. That creates a cliff edge. A first-time buyer pays £10,000 at £500,000 but £15,500 at £510,000.
Who counts as a first-time buyer
HMRC's test is strict. To qualify:
- you must never have owned a home, or a share of one, anywhere in the world – a flat you once owned abroad counts, whatever it was worth
- you must intend to live in the property as your only or main home
- if you buy with someone else, every buyer must be a first-time buyer
If your partner has owned a home before and you buy together, neither of you gets the relief. One option some couples look at is buying in the first-time buyer's sole name, but this has legal and mortgage consequences, so take advice first.
Worked examples
1. First-time buyer, £350,000 flat. The first £300,000 is at 0%. The remaining £50,000 is at 5%. Stamp duty is £2,500.
2. Family moving home, £450,000 house. They sold their old home before completing. They pay 0% on £125,000, 2% on £125,000 (£2,500) and 5% on £200,000 (£10,000). Stamp duty is £12,500.
3. Landlord buying a £250,000 buy-to-let. Because they already own a home, the 5% surcharge applies to the whole price on top of the normal bands. Stamp duty is £15,000. See our guide to second home and buy-to-let stamp duty.
4. Buyer living abroad, £400,000 home. A first-time buyer who has not spent 183 days in the UK in the 12 months before buying pays first-time buyer rates of £5,000 plus a non-resident surcharge of £8,000. Read more in stamp duty for non-UK residents.
Surcharges that can apply on top
Higher rates for additional homes. If you will own more than one residential property worth £40,000 or more anywhere in the world after buying, and you are not replacing your main home, you pay an extra 5%. Married couples and civil partners are treated as buying together, even if only one of you is on the deed.
Non-resident surcharge. Buyers who were not in the UK for at least 183 days in the 12 months before buying pay an extra 2%. This stacks with first-time buyer rates and with the higher rates.
Companies. Companies buying homes usually pay the higher rates, and a single 17% rate can apply to some homes over £500,000. This is specialist territory, so get advice.
How and when you pay
Stamp duty is due when you complete, not when you exchange. You must send an SDLT return to HMRC and pay within 14 days of completion. Your solicitor or conveyancer will normally file the return and pay on completion day, and add the tax to their bill. Late returns and payments can lead to penalties and interest.
Common mistakes to avoid
- Forgetting old property abroad. A home you owned overseas, even years ago, stops you being a first-time buyer.
- Assuming the relief tapers. Above £500,000 it disappears completely.
- Not budgeting for the surcharge when you buy before you sell. If you still own your old home on completion day, you pay the higher rates. You can claim them back if you sell the old home within 3 years.
- Using the wrong tax. Homes in Scotland and Wales have their own taxes. See LBTT and LTT explained.
- Looking only at stamp duty. Legal fees, searches and a survey add more. Our guide to the full cost of buying a house covers every item.
Work out your own figures
Use our free stamp duty calculator to see your exact stamp duty and other buying costs. Choose first home, moving home or second home, and tick the non-resident option if you live abroad. Rules last checked 16 October 2026.