2026 UK Stamp Duty (SDLT) Guide — Rates, Thresholds & First-Time Buyers
Published: 2026-03-26
Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland above a certain price. From 1 April 2025, the government reverted SDLT thresholds to their pre-September 2022 levels, meaning higher stamp duty bills for most buyers. This guide covers the current rates, first-time buyer relief, and additional property surcharges in effect throughout 2026.
1. Standard SDLT Rates (2026)
These rates apply to residential property purchases in England and Northern Ireland from 1 April 2025:
| Property Price Portion | SDLT Rate | Additional Property Rate |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
SDLT is progressive: you only pay the higher rate on the portion of the price within each band, not on the entire purchase price.
2. First-Time Buyer Relief
First-time buyers in England and Northern Ireland receive reduced SDLT rates:
- 0% on the first £300,000 of the purchase price
- 5% on the portion from £300,001 to £500,000
- Properties above £500,000 do not qualify — standard rates apply
Example: First-time buyer purchasing at £400,000
First £300,000: £0 (0%)
£300,001 – £400,000: £100,000 × 5% = £5,000
Total SDLT: £5,000
Without relief: £10,000 (saving £5,000)
Note that before April 2025, the first-time buyer nil-rate threshold was £425,000 and the cap was £625,000. The current thresholds (£300,000 and £500,000) represent a significant reduction in the relief available.
3. Additional Property Surcharge (5%)
If you are buying a second home, buy-to-let property, or any additional residential property above £40,000, you pay a 5% surcharge on top of the standard rates. This was increased from 3% to 5% from October 2024.
Example: Second home at £350,000
Up to £125,000: £125,000 × 5% = £6,250
£125,001 – £250,000: £125,000 × 7% = £8,750
£250,001 – £350,000: £100,000 × 10% = £10,000
Total SDLT: £25,000
Standard rate SDLT would be £7,500 — the surcharge adds £17,500
4. Non-UK Resident Surcharge (2%)
Non-UK residents purchasing property in England or Northern Ireland pay an additional 2% surcharge on top of standard rates (and the 5% additional property surcharge if applicable). This applies if you do not meet the residency test (spending at least 183 days in the UK in the 12 months around the transaction date).
Calculate your stamp duty instantly
Enter your property price to see your exact SDLT bill, including first-time buyer relief and surcharges.
UK Stamp Duty Calculator →5. Calculation Examples
£250,000 Property (Standard Buyer)
Up to £125,000: £0 (0%)
£125,001 – £250,000: £125,000 × 2% = £2,500
Total SDLT: £2,500
£500,000 Property (Standard Buyer)
Up to £125,000: £0 (0%)
£125,001 – £250,000: £125,000 × 2% = £2,500
£250,001 – £500,000: £250,000 × 5% = £12,500
Total SDLT: £15,000
£300,000 Property (First-Time Buyer)
Up to £300,000: £0 (first-time buyer relief)
Total SDLT: £0
6. Key Changes Timeline
| Date | Change |
|---|---|
| Sep 2022 | Nil-rate threshold raised to £250,000; FTB threshold raised to £425,000 |
| Oct 2024 | Additional property surcharge increased from 3% to 5% |
| Apr 2025 | Nil-rate threshold reverted to £125,000; FTB threshold to £300,000 |
7. Scotland & Wales
SDLT applies only to England and Northern Ireland. Scotland uses LBTT (Land and Buildings Transaction Tax) and Wales uses LTT (Land Transaction Tax), each with their own rates and thresholds. Our calculator handles England and Northern Ireland SDLT.
Calculate your stamp duty for any property price:
UK Stamp Duty Calculator →Sources: HMRC, GOV.UK "Stamp Duty Land Tax: Residential property rates," HM Treasury.
Frequently Asked Questions
What is the stamp duty threshold in 2026?
From 1 April 2025, the standard nil-rate threshold is £125,000 for residential property in England and Northern Ireland. First-time buyers pay no SDLT on properties up to £300,000. Properties above these thresholds are subject to stamp duty at progressive rates of 2%, 5%, 10%, and 12%.
Do first-time buyers pay stamp duty in 2026?
First-time buyers pay no stamp duty on properties up to £300,000. For properties between £300,001 and £500,000, they pay 5% on the portion above £300,000. Properties above £500,000 do not qualify for first-time buyer relief and pay the standard rates.
What is the additional property surcharge?
If you buy a second home, buy-to-let, or any additional residential property above £40,000, you pay a 5% surcharge on top of the standard SDLT rates. This was increased from 3% in October 2024. Non-UK residents pay an additional 2% surcharge on top of everything.