Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland above a certain price. It is one of the biggest upfront costs of buying a home — yet many buyers only discover the exact amount late in the process.
Current SDLT rates (2026)
Stamp duty is calculated in bands, similar to income tax. You only pay the higher rate on the portion of the price that falls within each band:
| Property Price Band | Standard Rate | First-Time Buyer Rate |
|---|---|---|
| Up to £125,000 | 0% | 0% (up to £300,000) |
| £125,001 – £250,000 | 2% | 0% (up to £300,000) |
| £250,001 – £300,000 | 5% | 0% |
| £300,001 – £500,000 | 5% | 5% |
| £500,001 – £925,000 | 5% | 5% |
| £925,001 – £1,500,000 | 10% | 10% |
| Over £1,500,000 | 12% | 12% |
First-time buyer relief
If you are buying your first home for £625,000 or less, you pay no stamp duty on the first £300,000 and 5% on the portion between £300,001 and £625,000. If the property costs more than £625,000, the relief does not apply and you pay standard rates.
For example, a first-time buyer purchasing at £400,000 would pay 5% on the £100,000 above the £300,000 threshold — a total of £5,000. A home mover buying at the same price would pay £10,000.
Additional property surcharge
If you already own a property and are buying an additional one (buy-to-let, second home, or investment), you pay a 5% surcharge on top of the standard rates. This applies to the entire purchase price. On a £300,000 buy-to-let, the surcharge alone adds £15,000 to your stamp duty bill.
Non-UK resident surcharge
Buyers who are not UK resident pay an additional 2% surcharge on top of all other rates. This stacks with the additional property surcharge if applicable, meaning a non-resident buying a second property pays the standard rate plus 5% plus 2%.
When you don't pay stamp duty
- Properties transferred due to divorce or dissolution of a civil partnership
- Properties left to you in a will (inheritance)
- Properties transferred as a gift with no mortgage (though other taxes may apply)
- The first £125,000 of any purchase (£300,000 for first-time buyers)
When is stamp duty due?
You must file an SDLT return and pay the tax within 14 days of completion. Your solicitor normally handles this as part of the conveyancing process. Late payment incurs penalties and interest.
Calculate your stamp duty
Use our free stamp duty calculator to get an instant breakdown for any purchase price. It handles first-time buyer relief, additional property surcharges, and shows a full band-by-band calculation.
Know all the costs upfront
Stamp duty is just one part of the financial picture. A PropertyReportUK report includes valuation estimates, price history, and a full cost context — so you know exactly what you are getting into.