Stamp Duty rates for 2026
Stamp Duty Land Tax is charged in slices, like income tax: each rate applies only to the part of the price that falls inside its band. The temporary higher thresholds from 2022 ended on 31 March 2025, so these are the rates in force throughout 2026.
Standard rates (home movers)
| Portion of the price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1.5 million | 10% |
| Above £1.5 million | 12% |
First-time buyer rates (price £500,000 or less)
| Portion of the price | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
| Price above £500,000 | No relief — standard rates on the whole price |
Surcharges
- Additional properties: +5 percentage points on every band (second homes, buy-to-let, holiday lets) for purchases of £40,000 or more.
- Non-UK residents: +2 percentage points on every band, on top of any other rates.
Worked examples
Home mover buying for £350,000: 0% on £125,000 = £0; 2% on the next £125,000 = £2,500; 5% on the final £100,000 = £5,000. Total: £7,500.
First-time buyer buying for £350,000: 0% on £300,000 and 5% on £50,000 = £2,500 — a saving of £5,000.
First-time buyer at £500,000 vs £500,001: £10,000 at exactly £500,000, but £15,000 at £500,001, because relief disappears and standard rates apply to the whole price. If you're near the limit, a small price negotiation can save thousands.
Buy-to-let for £250,000: 5% on £125,000 = £6,250 plus 7% on £125,000 = £8,750. Total: £15,000.
How to pay less stamp duty (legally)
- Claim first-time buyer relief if every buyer qualifies — your solicitor claims it on the SDLT return.
- Separate fixtures and chattels. SDLT is due on the land and buildings, not removable items like freestanding furniture. Only apportion a reasonable, genuine value — HMRC challenges inflated figures.
- Reclaim the higher rate if you paid the surcharge because your old home hadn't sold yet and you sell it within three years.
- Negotiate around thresholds. Prices just above £500,000 (first-time buyers) are especially expensive.
Rates checked against HMRC's published SDLT rates for residential property. Always confirm your liability with your conveyancer or HMRC's official calculator, especially for mixed-use, leasehold, shared ownership or company purchases.