Stamp Duty Explained — 2025/26 SDLT Guide
Stamp Duty Land Tax (SDLT) is a tax you pay when buying property or land in England and Northern Ireland. Scotland has its own Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT). This guide covers the standard SDLT rates for 2025/26.
Standard SDLT Rates (2025/26)
| Property Price Band | SDLT Rate |
|---|---|
| Up to £250,000 | 0% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
SDLT is calculated in bands, like income tax. You only pay the higher rate on the portion of the price that falls within that band — not on the entire purchase price.
First-Time Buyer Relief
If you’re a first-time buyer purchasing a property up to£625,000, you qualify for reduced rates:
| Property Price Band | First-Time Buyer Rate |
|---|---|
| Up to £425,000 | 0% |
| £425,001 – £625,000 | 5% |
If the property costs more than £625,000, first-time buyer relief does not apply and you pay standard rates on the full amount.
Additional Property Surcharge
Buying a second home, buy-to-let, or any additional property? You pay a 5% surcharge on top of the standard rates across all bands (increased from 3% in October 2024).
| Property Price Band | Standard | Additional Property |
|---|---|---|
| Up to £250,000 | 0% | 5% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
Non-UK Resident Surcharge
If you’re not a UK resident, you pay an additional2% surchargeon top of standard rates (and on top of the additional property surcharge if applicable). This can mean a total surcharge of 7% on the first £250,000 for a non-resident buying a second property.
Worked Examples
Example 1: £300,000 — First-Time Buyer
| First £425,000 at 0% | £0 |
| Total SDLT | £0 |
The entire purchase price is within the first-time buyer 0% band.
Example 2: £500,000 — Home Mover (not first-time)
| First £250,000 at 0% | £0 |
| Next £250,000 (£250,001–£500,000) at 5% | £12,500 |
| Total SDLT | £12,500 |
Effective rate: 2.5% of the purchase price.
Example 3: £350,000 — Buy-to-Let (Additional Property)
| First £250,000 at 5% (0% + 5% surcharge) | £12,500 |
| Next £100,000 (£250,001–£350,000) at 10% (5% + 5% surcharge) | £10,000 |
| Total SDLT | £22,500 |
Effective rate: 6.4%. The 5% surcharge adds £17,500 compared to a standard purchase (£5,000).
When Do You Pay Stamp Duty?
SDLT must be paid within 14 days of completion. Your solicitor or conveyancer will usually handle the payment and file the SDLT return on your behalf.
Calculate Your Stamp Duty
Use our calculator to get an instant breakdown of your SDLT bill, including first-time buyer relief and additional property surcharge.
Open Stamp Duty Calculator →Last updated for the 2025/26 tax year. Rates apply to England and Northern Ireland only.