Stamp Duty Blog
Stamp Duty Land Tax (SDLT) in England and Northern Ireland: the rates in force as of 1 October 2026.
Last updated 1 October 2026.
Stamp Duty Land Tax is the tax you pay when you buy a residential property in England or Northern Ireland. It is charged in bands, so each rate only applies to the part of the price that falls within that band. The current rates have applied since 1 April 2025, when the temporary higher thresholds introduced in September 2022 came to an end. Scotland and Wales have their own taxes (LBTT and LTT), which are not covered here.
Standard rates for home movers
These rates apply when you buy a home and the purchase does not leave you owning more than one property.
| Property value | Stamp Duty rate |
|---|---|
| Up to £125,000 | 0% |
| The portion from £125,001 to £250,000 | 2% |
| The portion from £250,001 to £925,000 | 5% |
| The portion from £925,001 to £1.5 million | 10% |
| The portion above £1.5 million | 12% |
First-time buyers
First-time buyers pay no Stamp Duty on the first £300,000 and 5% on the portion from £300,001 to £500,000. If the price is above £500,000 the relief is not available, and the standard rates above apply to the whole purchase.
| Property value | First-time buyer rate |
|---|---|
| Up to £300,000 | 0% |
| The portion from £300,001 to £500,000 | 5% |
| Above £500,000 | No relief: standard rates apply |
Buying an additional property
If buying a new residential property means you will own more than one, you will usually pay an extra 5% on top of each of the standard rates. This surcharge rose from 3% to 5% on 31 October 2024. A different rule applies if the new property replaces your main residence, so check your position with your solicitor.
| Property value | Rate for additional properties |
|---|---|
| Up to £125,000 | 5% |
| The portion from £125,001 to £250,000 | 7% |
| The portion from £250,001 to £925,000 | 10% |
| The portion from £925,001 to £1.5 million | 15% |
| The portion above £1.5 million | 17% |
Buyers who are not UK residents
If you are not UK resident for Stamp Duty purposes, an additional 2% surcharge applies on top of the rates above. Refunds are available if you meet the residency conditions after completion.
What this means in pounds
| Purchase | Stamp Duty payable |
|---|---|
| £500,000 home (standard rates) | £15,000 |
| £500,000 home bought by a first-time buyer | £10,000 |
| £1,000,000 home (standard rates) | £43,750 |
| £500,000 additional property | £40,000 |
What changed
- 31 October 2024: the surcharge for additional properties rose from 3% to 5%.
- 1 April 2025: the 0% band for home movers fell from £250,000 back to £125,000.
- 1 April 2025: first-time buyer relief fell from £425,000 to £300,000, and the maximum price eligible for relief fell from £625,000 to £500,000.
You can check your own figures with the government Stamp Duty calculator and read the full rules on the Government Stamp Duty reference page. Rates can change at any Budget, so please confirm the current position with your solicitor before you exchange contracts. This article is general information and not tax advice.
Buying or selling in Surrey, including Esher, Cobham, Claygate, Hinchley Wood, Surbiton, Weybridge, West Byfleet, Ripley and Pyrford? Please get in touch via pim@pim-partners.co.uk
