Current stamp duty thresholds, reliefs and surcharges explained

Stamp Duty Land Tax applies to property and land purchases in England and Northern Ireland. The rates and thresholds changed on 1 April 2025 when temporary reliefs introduced in September 2022 came to an end. This guide sets out the rules in force in September 2026.

GOV.UK confirmed in April 2025 that the standard residential threshold returned to £125,000. The temporary increase to £250,000, which had been in place from September 2022 to March 2025, expired as planned. Buyers now pay no SDLT on the first £125,000 of a residential property purchase, unless they qualify for first-time buyer relief.

Standard rates for a main home

GOV.UK published in October 2024 that SDLT is charged on a slice basis, similar to income tax. If you are buying your only residential property, you pay 0 per cent on the portion up to £125,000, 2 per cent on the portion from £125,001 to £250,000, 5 per cent on the portion from £250,001 to £925,000, 10 per cent on the portion from £925,001 to £1.5 million, and 12 per cent on anything above £1.5 million. The House of Commons Library reported in July 2026 that this structure has been in place since April 2025.

For example, a house purchased in April 2025 for £295,000 would attract no SDLT on the first £125,000, then 2 per cent on the next £125,000, which is £2,500, and 5 per cent on the remaining £45,000, which is £2,250. The total SDLT due would be £4,750, according to a worked example published by GOV.UK in October 2024.

First-time buyer relief

GOV.UK guidance published in July 2025 explains that first-time buyers can claim relief if they and anyone else buying with them have never owned an interest in a residential property anywhere in the world and intend to occupy the property as their main residence. The relief provides a nil-rate threshold of £300,000, down from the temporary £425,000 that applied until March 2025. First-time buyers pay 5 per cent only on the portion between £300,001 and £500,000.

If the purchase price exceeds £500,000, first-time buyers cannot claim the relief and must pay the standard rates on the total purchase price, GOV.UK confirmed in October 2024. MoneyHelper reported in September 2026 that eligible first-time buyers pay no stamp duty on properties costing up to £300,000 and a discounted rate on property purchases up to £500,000.

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First-time buyer relief only applies if every buyer in the transaction has never owned a property before. If one person has owned property previously, the standard rates apply to the whole purchase.

Higher rates for additional properties

GOV.UK published in March 2025 that buyers must pay higher rates when purchasing a residential property worth £40,000 or more if it will not be the only residential property worth £40,000 or more that they own anywhere in the world, they have not sold or given away their previous main home, and no one else has a lease on it with more than 21 years left to run. The government increased the surcharge from 3 percentage points to 5 percentage points above the standard residential rates, effective from 31 October 2024.

The House of Commons Library reported in October 2024 that the increase was announced at Autumn Budget 2024 and aims to disincentivise the acquisition of second homes and buy-to-let properties, freeing up housing stock for main home and first-time buyers. GOV.UK confirmed in April 2025 that where contracts were exchanged before 31 October 2024 but completed on or after that date, the additional rate of 3 per cent applies instead of 5 per cent.

For a £300,000 additional property purchased on 1 April 2025, the SDLT calculation published by GOV.UK in March 2025 shows 5 per cent on the first £125,000, which is £6,250, 7 per cent on the next £125,000, which is £8,750, and 10 per cent on the remaining £50,000, which is £5,000. The total SDLT due is £20,000.

Non-resident surcharge

GOV.UK guidance published in March 2025 confirms that a 2 per cent surcharge applies to residential properties in England and Northern Ireland bought by non-UK residents from 1 April 2021. The surcharge applies on top of all other residential rates of SDLT, including the higher rates for additional dwellings. An individual is non-UK resident for SDLT purposes if they are not present in the UK for at least 183 days during the 12 months before their purchase.

The House of Commons Library reported in July 2026 that the non-resident surcharge stacks with other surcharges. A non-resident buying a second property would pay the standard rates plus the 5 per cent additional dwelling surcharge plus the 2 per cent non-resident surcharge. Individual purchasers may be able to claim a refund of the 2 per cent surcharge if they meet residency requirements within a 12 month period after the effective date of transaction, according to GOV.UK guidance from March 2025.

Companies and corporate bodies

GOV.UK published in May 2025 that there is a 5 per cent surcharge on residential properties bought by companies, on top of the standard rates. From 31 October 2024, SDLT is charged at 17 per cent on interests in residential dwellings costing more than £500,000 purchased by certain non-natural persons, up from 15 per cent previously. The House of Commons Library reported in November 2024 that this increase was announced at Autumn Budget 2024.

Scotland and Wales

SDLT only applies to England and Northern Ireland. The House of Commons Library confirmed in July 2026 that Scotland replaced SDLT with Land and Buildings Transaction Tax in 2015 and Wales with Land Transaction Tax in 2018. The two devolved taxes share most features with SDLT but have different rates and thresholds. MoneyHelper reported in September 2026 that buyers in Scotland and Wales should use the relevant calculators for those nations.

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Filing and payment deadlines

MoneyHelper reported in September 2026 that buyers have 14 days to file a Stamp Duty Land Tax return and pay any SDLT due. If you do not submit a return and pay the tax within 14 days, HMRC might charge you penalties and interest. GOV.UK provides an online calculator to work out how much tax is due.

The government has not announced any further changes to SDLT thresholds or rates beyond those already in force. The House of Commons Library reported in July 2026 that the government has said it does not intend to abolish SDLT, citing the amount of revenue it raises for the public finances. Any future changes would be announced at a Budget or fiscal statement.