Stamp Duty Rates 2026 — Complete Guide
Stamp Duty Land Tax (SDLT) is the tax you pay when buying property in England and Northern Ireland. The rates changed in April 2025 and these are the current thresholds for 2026.
Current Rates (2026)
| Property Price Band | Rate |
|---|---|
| Up to £250,000 | 0% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-Time Buyers
First-time buyers pay no stamp duty on properties up to £425,000, and 5% on the portion between £425,001 and £625,000. If the property costs more than £625,000, you lose the relief entirely and pay standard rates on the full amount.
Both buyers must be first-time buyers to qualify. If one of you has owned property before (even abroad), you pay standard rates.
Additional Property Surcharge
Buying a second home, buy-to-let, or any additional property? You pay an extra 5% on top of every band (increased from 3% in 2024). This applies from the first pound — so even on property under £250,000, you'll pay 5% on the full price.
You can reclaim the surcharge if you sell your previous main residence within 36 months of buying the new one.
Examples
£300,000 property (standard)
First £250,000 = £0. Next £50,000 at 5% = £2,500. Total: £2,500
£300,000 property (first-time buyer)
Entire amount under £425,000 threshold. Total: £0
£500,000 property (second home)
First £250,000 at 5% = £12,500. Next £250,000 at 10% = £25,000. Total: £37,500
Calculate Your Stamp Duty
Use our free stamp duty calculator on CalcPadto get an instant breakdown of exactly what you'll pay based on your property price, buyer status, and whether it's an additional property.
When Do You Pay?
Stamp duty must be paid within 14 days of completion. Your solicitor or conveyancer usually handles this as part of the transaction — they'll collect the money from you before completion and submit the return to HMRC. Late payment incurs penalties and interest.