Stamp Duty: What You Will Pay

Stamp Duty Land Tax (SDLT) is charged on a tiered basis. You only pay the higher rate on the portion of the price that falls within each band:

These thresholds changed on 1 April 2025. Previously, the 0% band extended to £250,000.

If you are a first time buyer purchasing a property worth up to £500,000, you benefit from a higher zero rate threshold:

If the property costs more than £500,000, the first time buyer relief does not apply and you pay the standard rates on the entire purchase price. Previously, the FTB threshold was £425,000 on properties up to £625,000.

If you already own a property and are buying an additional one (for example, a buy to let or second home), you pay an extra 5% on top of the standard rates across all bands. This surcharge was increased from 3% to 5% in the Autumn Budget 2024, taking effect from 31 October 2024.

SDLT applies to purchases in England and Northern Ireland. The higher rates generally apply to purchases of £40,000 or more where you already own another qualifying residential property anywhere in the world. If you buy a replacement main residence before selling the old one, you normally pay the surcharge upfront and may claim a refund if the old main residence is sold within three years, subject to the rules.

Home mover buying at £350,000

First time buyer at £350,000

That is a saving of £5,000 compared to the standard rates on the same property.

Stamp Duty must be paid within 14 days of completion. Your solicitor will handle this on your behalf and will usually collect the funds from you before or on completion day. You do not need to pay it yourself directly to HMRC.

Scotland has its own Land and Buildings Transaction Tax (LBTT) with different rates and thresholds. Wales has the Land Transaction Tax (LTT). The rates and bands differ from SDLT, so check the relevant calculator if you are buying in Scotland or Wales.