How much stamp duty do first-time buyers pay in 2026?

First-time buyers pay no stamp duty on the first £300,000 for properties up to £500,000. On the portion from £300,001 to £500,000 they pay 5%. For properties above £500,000, standard rates apply with no relief.

What is the stamp duty surcharge for additional properties in 2026?

Buyers of additional residential properties pay a 5% surcharge on top of standard SDLT rates across the full purchase price. This was increased from 3% to 5% in the October 2024 Budget.

When do you have to pay stamp duty?

Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor or conveyancer typically handles this on your behalf.

How Much Stamp Duty Will I Pay in 2026? A Complete Guide

Stamp Duty Land Tax (SDLT) is one of the biggest upfront costs of buying a home. The rates changed significantly in April 2025 when a temporary relief period ended, and many buyers are paying more than they expected. This guide explains exactly how much you'll pay in 2026 — whether you're a first-time buyer, moving home, or buying an additional property.

⚠️ Important: Rates changed in April 2025

The temporary stamp duty relief that applied from September 2022 ended on 31 March 2025. The nil-rate threshold for standard buyers dropped from £250,000 back to £125,000, and the first-time buyer relief threshold dropped from £425,000 to £300,000. If you're using old figures, you may be underestimating your bill.

How Stamp Duty Works

SDLT is a banded tax — you pay different rates on different portions of the purchase price, not the same rate on the whole amount. Think of it like income tax bands but for property.

SDLT applies to property purchases in England and Northern Ireland only. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT).

Standard SDLT Rates 2026 (Home Movers)

Property Value	SDLT Rate
Up to £125,000	0%
£125,001 – £250,000	2%
£250,001 – £925,000	5%
£925,001 – £1,500,000	10%
Above £1,500,000	12%

📊 Worked example: buying at £350,000 (home mover)

0% on first £125,000 = £0
2% on £125,001–£250,000 = £2,500
5% on £250,001–£350,000 = £5,000
Total SDLT: £7,500

First-Time Buyer Relief 2026

First-time buyers get a significant discount — but the thresholds are lower than many people expect following the April 2025 changes.

Property Value	SDLT Rate (FTB)
Up to £300,000	0%
£300,001 – £500,000	5%
Above £500,000	Standard rates apply — no relief

📊 Worked example: first-time buyer at £400,000

0% on first £300,000 = £0
5% on £300,001–£400,000 = £5,000
Total SDLT: £5,000
A home mover buying the same property would pay £12,500 — a saving of £7,500.

Calculate your exact stamp duty bill

Use our free stamp duty calculator for instant results — covers first-time buyers, home movers and additional properties.

🏠 Calculate Stamp Duty

Additional Property Surcharge 2026

If you already own a residential property and are buying another — whether a buy-to-let, second home or holiday cottage — you pay a 5% surcharge on top of standard rates across the full purchase price. This was increased from 3% to 5% in the October 2024 Budget.

📊 Worked example: additional property at £300,000

Standard SDLT: £5,000 (0% on £125k + 2% on next £125k + 5% on remaining £50k)
5% surcharge on full £300,000: £15,000
Total SDLT: £20,000

Stamp Duty Comparison by Buyer Type

Property Price	First-Time Buyer	Home Mover	Additional Property
£200,000	£0	£1,500	£11,500
£300,000	£0	£5,000	£20,000
£400,000	£5,000	£12,500	£32,500
£500,000	£10,000	£17,500	£42,500
£750,000	n/a	£23,750	£61,250
£1,000,000	n/a	£41,250	£91,250

When Do You Pay Stamp Duty?

SDLT must be paid within 14 days of completion. Your solicitor or conveyancer will typically calculate and submit the SDLT return on your behalf as part of the conveyancing process. Make sure they have all the correct information about your circumstances — particularly whether you own other properties — as this directly affects how much you owe.

Can You Get a Refund?

Yes, in some circumstances. If you paid the additional property surcharge because you hadn't yet sold your previous home, you can claim a refund within 12 months of selling it, provided the sale completes within 3 years of the new purchase. Your solicitor can advise on this.

Frequently Asked Questions

Do I pay stamp duty in Scotland or Wales? ▼

No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT). Both have different rates and thresholds. This guide and our calculator cover England and Northern Ireland only.

What counts as a first-time buyer? ▼

A first-time buyer is someone who has never previously owned a residential property anywhere in the world. If you're buying jointly, both buyers must be first-time buyers to qualify for the relief.

Is stamp duty tax deductible for landlords? ▼

SDLT is not deductible against rental income for tax purposes. However, it forms part of the cost base of the property and can be offset against capital gains when you eventually sell.

Do I pay stamp duty on a new build? ▼

Yes, standard SDLT rates apply to new build properties. The same first-time buyer relief and additional property surcharge rules apply. Some developers offer to pay the stamp duty as an incentive — always check the terms carefully.

This article is for general information only and does not constitute financial or legal advice. Tax rules can change — always verify current rates at GOV.UK and consult a qualified adviser.