Stamp Duty Rates 2026 — Complete Guide to SDLT Thresholds in England

What Is Stamp Duty Land Tax?

Stamp Duty Land Tax (SDLT) is a tax levied by HMRC on property and land purchases in England and Northern Ireland. It applies to both freehold and leasehold transactions above the relevant threshold. Scotland and Wales operate their own equivalent taxes — covered briefly below — but if you are buying in England, SDLT is what you need to understand.

SDLT is a banded tax, meaning you pay different percentage rates on different portions of the purchase price, not the same rate on the entire amount. This is a common misunderstanding that leads many buyers to overestimate their liability.

Standard SDLT Bands for 2026

For a standard residential purchase (not a first-time buyer, not an additional property), the bands from 1 April 2025 are:

Note that the temporary nil-rate threshold of £250,000 that was in place from September 2022 expired on 31 March 2025. From 1 April 2025, the standard nil-rate band returned to £125,000.

First-Time Buyer Relief

First-time buyers purchasing a property priced at £500,000 or below benefit from enhanced relief:

This relief is available in England and Northern Ireland only. Both buyers must be first-time buyers if purchasing jointly — one partner who has previously owned a property disqualifies the entire purchase from the relief.

The Additional Dwelling Surcharge

Since October 2024, buyers purchasing an additional residential property (a second home, buy-to-let, or holiday home) pay a surcharge of 5% on top of the standard SDLT rates at every band. The surcharge was increased from 3% to 5% in the Autumn Budget 2024.

A buyer who already owns one or more residential properties anywhere in the world and does not sell their existing main home on or before the day of completion of the new purchase will pay the surcharge.

Worked Examples

**Example 1: Standard purchaser buying for £350,000**

• £0 – £125,000 @ 0% = £0
• £125,001 – £250,000 @ 2% = £2,500
• £250,001 – £350,000 @ 5% = £5,000
• **Total SDLT: £7,500**

**Example 2: First-time buyer purchasing the same £350,000 property**

• £0 – £300,000 @ 0% = £0
• £300,001 – £350,000 @ 5% = £2,500
• **Total SDLT: £2,500**

That is a saving of £5,000 compared to a standard purchaser.

**Example 3: Buyer purchasing an additional property at £350,000 (surcharge applies)**

• £0 – £125,000 @ 5% (0% + 5% surcharge) = £6,250
• £125,001 – £250,000 @ 7% (2% + 5% surcharge) = £8,750
• £250,001 – £350,000 @ 10% (5% + 5% surcharge) = £10,000
• **Total SDLT: £25,000**

The surcharge adds £17,500 in this example compared to a standard purchase — a significant additional cost to factor into your budget.

Scotland and Wales

If you are buying in **Scotland**, Stamp Duty does not apply. Scotland operates Land and Buildings Transaction Tax (LBTT), administered by Revenue Scotland. The bands and thresholds differ from SDLT; see our dedicated LBTT guide for full rates.

If you are buying in **Wales**, Land Transaction Tax (LTT), administered by the Welsh Revenue Authority, applies instead of SDLT. Again, the bands are different. See our Wales LTT guide for full details.

Use Our Calculator

Rates and thresholds can change with each Budget, and working out SDLT manually — particularly where the surcharge, shared ownership, or multiple dwellings are involved — is error-prone. Use our Stamp Duty Calculator at Property Passport UK to work out your exact SDLT liability in seconds. Enter the purchase price, your buyer status, and whether additional properties are involved, and the calculator applies the correct 2026 rates automatically.

When Is SDLT Due?

SDLT must be paid and an SDLT return filed within 14 days of completion. Your solicitor will typically handle this on your behalf as part of the conveyancing process. Late filing attracts automatic penalties, so ensure your solicitor has all the information needed well before completion day.