Stamp Duty Land Tax (SDLT) is the tax you pay when buying property or land in England and Northern Ireland over a certain price. Here are the current rates and thresholds for 2026/27.
For the wider cluster covering SDLT, Scottish LBTT, Welsh LTT, first-time-buyer relief and second-home surcharges, use the main Stamp Duty UK hub.
Read more: See our Buying Selling guide for a complete overview of this topic.
Read more: See our First Time Buyers guide for a complete overview of this topic.
Standard Stamp Duty Rates (2026/27)
| Property price band | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001–£250,000 | 2% |
| £250,001–£925,000 | 5% |
| £925,001–£1,500,000 | 10% |
| Above £1,500,000 | 12% |
SDLT is charged in bands (like income tax) — you only pay the higher rate on the portion of the price within that band, not the whole purchase price.
First-Time Buyer Rates
| Property price band | First-time buyer rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001–£500,000 | 5% |
| Above £500,000 | No relief — standard rates apply to the entire purchase |
First-Time Buyer Eligibility
| Requirement | Detail |
|---|---|
| Never owned property before | Anywhere in the world |
| Property is your main residence | Not a buy-to-let or second home |
| Purchase price £500,000 or less | Relief is withdrawn above £500,000 |
| Joint buyers | Both/all buyers must be first-time buyers |
Additional Property Surcharge (Second Homes / Buy-to-Let)
| Property price band | Standard rate + 5% surcharge |
|---|---|
| Up to £125,000 | 5% (0% + 5%) |
| £125,001–£250,000 | 7% (2% + 5%) |
| £250,001–£925,000 | 10% (5% + 5%) |
| £925,001–£1,500,000 | 15% (10% + 5%) |
| Above £1,500,000 | 17% (12% + 5%) |
The 5% surcharge applies to:
- Second homes
- Buy-to-let properties
- Any additional residential property you own
- Buying a new home before selling your old one (refundable within 36 months)
SDLT Calculation Examples
Example 1: Standard Purchase — £350,000
| Band | Amount | Rate | Tax |
|---|---|---|---|
| £0–£125,000 | £125,000 | 0% | £0 |
| £125,001–£250,000 | £125,000 | 2% | £2,500 |
| £250,001–£350,000 | £100,000 | 5% | £5,000 |
| Total SDLT | £7,500 |
Example 2: First-Time Buyer — £350,000
| Band | Amount | Rate | Tax |
|---|---|---|---|
| £0–£300,000 | £300,000 | 0% | £0 |
| £300,001–£350,000 | £50,000 | 5% | £2,500 |
| Total SDLT | £2,500 |
Saving vs standard rates: £5,000
Example 3: Second Home — £350,000
| Band | Amount | Rate (standard + 5%) | Tax |
|---|---|---|---|
| £0–£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 |
Example 4: First-Time Buyer — £500,000
| Band | Amount | Rate | Tax |
|---|---|---|---|
| £0–£300,000 | £300,000 | 0% | £0 |
| £300,001–£500,000 | £200,000 | 5% | £10,000 |
| Total SDLT | £10,000 |
Standard rate would be £12,500 — saving: £2,500.
Example 5: First-Time Buyer — £510,000 (No Relief)
| Band | Amount | Rate | Tax |
|---|---|---|---|
| £0–£125,000 | £125,000 | 0% | £0 |
| £125,001–£250,000 | £125,000 | 2% | £2,500 |
| £250,001–£510,000 | £260,000 | 5% | £13,000 |
| Total SDLT | £15,500 |
First-time buyer relief lost entirely because the price exceeds £500,000.
Quick Reference: SDLT at Common Price Points
| Price | Standard buyer | First-time buyer | Second home |
|---|---|---|---|
| £150,000 | £500 | £0 | £7,500 |
| £200,000 | £1,500 | £0 | £11,500 |
| £250,000 | £2,500 | £0 | £15,000 |
| £300,000 | £5,000 | £0 | £20,000 |
| £350,000 | £7,500 | £2,500 | £25,000 |
| £400,000 | £10,000 | £5,000 | £30,000 |
| £450,000 | £12,500 | £7,500 | £35,000 |
| £500,000 | £12,500 | £10,000 | £37,500 |
| £600,000 | £17,500 | £17,500 | £47,500 |
| £750,000 | £25,000 | £25,000 | £62,500 |
| £1,000,000 | £37,500 | £37,500 | £87,500 |
Scotland (LBTT) and Wales (LTT)
Scotland — Land and Buildings Transaction Tax (LBTT)
| Band | Standard rate |
|---|---|
| Up to £145,000 | 0% |
| £145,001–£250,000 | 2% |
| £250,001–£325,000 | 5% |
| £325,001–£750,000 | 10% |
| Above £750,000 | 12% |
Additional Dwelling Supplement (second homes): 8% on the total price.
First-time buyer relief: 0% up to £175,000.
Wales — Land Transaction Tax (LTT)
| Band | Standard rate |
|---|---|
| Up to £225,000 | 0% |
| £225,001–£400,000 | 6% |
| £400,001–£750,000 | 7.5% |
| £750,001–£1,500,000 | 10% |
| Above £1,500,000 | 12% |
Higher rates (additional properties): +4% on top of standard rates.
No first-time buyer relief in Wales.
How to Pay Stamp Duty
| Detail | Information |
|---|---|
| Who arranges payment? | Your solicitor/conveyancer |
| When is it due? | Within 14 days of completion |
| How is it paid? | Your solicitor pays HMRC from the funds on completion day |
| Is it included in your mortgage? | No — it’s a separate cost you must pay (from your deposit/savings) |
Ways to Save on Stamp Duty
| Strategy | How it works |
|---|---|
| Negotiate a lower price | Even a small reduction can save thousands |
| Buy just below a threshold | Especially relevant at £125,000, £250,000, and £500,000 (first-time buyers) |
| Claim first-time buyer relief | Ensure your solicitor applies the relief correctly |
| Reclaim surcharge | If you sell a previous home within 36 months |
| Transfer to spouse | No SDLT on property transferred between spouses/civil partners |
| Shared ownership (staircasing) | Pay SDLT only on the share you buy |
| Fixtures and fittings | Negotiate separately — carpets, curtains, and moveable items are not subject to SDLT |
Useful Links
- First-Time Buyer Guide
- How to Buy a House UK
- Buy-to-Let Tax Guide
- CGT on Second Homes
- Mortgage Rate Predictions 2026
- Help to Buy ISA vs Lifetime ISA
- Moving House Costs Guide
aliases:
- /mortgages/stamp-duty/stamp-duty-rates-2026-27/
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