UK Stamp Duty Rates 2026 — Complete SDLT Guide
Current stamp duty thresholds and rates for standard buyers, first-time buyers, and investors. Includes worked examples and how to calculate your bill.
Stamp Duty Land Tax (SDLT) is a tax you pay when buying property in England and Northern Ireland above a certain price. It's one of the biggest upfront costs of buying a home, and the rates changed significantly in 2025. Here's the complete guide for 2026.
Standard SDLT rates (2026)
These rates apply to anyone buying a residential property who already owns a home, or who is not eligible for first-time buyer relief:
| Purchase price band | SDLT rate |
|---|---|
| £0 – £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
SDLT is calculated on a graduated basis — you only pay the higher rate on the portion of the price within each band, not on the entire amount.
First-time buyer relief
First-time buyers get a significant discount. If the property costs £500,000 or less, no SDLT is due on the first £300,000:
| Purchase price band | SDLT rate |
|---|---|
| £0 – £300,000 | 0% |
| £300,001 – £500,000 | 5% |
If the property costs more than £500,000, first-time buyer relief does not apply and you pay the standard rates above.
Additional property surcharge (investors)
If you already own a property (including buy-to-let or overseas property), you pay a 5% surcharge on top of every band. This applies to second homes, investment properties, and buy-to-let purchases.
| Purchase price band | Standard rate | With surcharge |
|---|---|---|
| £0 – £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
Non-UK resident surcharge
Non-UK residents pay an additional 2% surcharge on top of all applicable rates. This stacks with the additional property surcharge — so a non-UK resident buying a second home pays standard rate + 5% + 2%.
Worked examples
Example 1: First-time buyer at £350,000
- First £300,000: 0% = £0
- £300,001 – £350,000: 5% = £2,500
- Total SDLT: £2,500
Example 2: Standard buyer at £450,000
- First £125,000: 0% = £0
- £125,001 – £250,000: 2% = £2,500
- £250,001 – £450,000: 5% = £10,000
- Total SDLT: £12,500
Example 3: Investor at £300,000 (additional property)
- First £125,000: 5% = £6,250
- £125,001 – £250,000: 7% = £8,750
- £250,001 – £300,000: 10% = £5,000
- Total SDLT: £20,000
When do you pay stamp duty?
SDLT must be paid within 14 days of completion. Your solicitor or conveyancer handles the payment and files the return with HMRC on your behalf. The cost is typically included in their completion statement.
Calculate your stamp duty
Use our free stamp duty calculator to get an instant breakdown for your specific situation — including first-time buyer relief, investor surcharge, and non-UK resident rates.
For a complete picture of all buying costs (solicitor fees, survey, mortgage arrangement), check our mortgage calculator which includes a full cost breakdown alongside monthly repayment figures.