How stamp duty works in England and Northern Ireland
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Stamp Duty Land Tax (SDLT) is a tax on buying property or land. It is charged in slices, so each rate only applies to the part of the price inside that band. These rates have applied since 1 April 2025.
Standard rates
You pay these if the home will be the only residential property you own.
- Up to £125,000: 0%
- £125,000 to £250,000: 2%
- £250,000 to £925,000: 5%
- £925,000 to £1,500,000: 10%
- Above £1,500,000: 12%
First-time buyers
You are a first-time buyer if you have never owned a home anywhere in the world, including one you inherited. Everyone buying with you must be a first-time buyer too, and you must intend to live in the property as your main home. If so, you can claim a relief. You pay nothing up to £300,000 and 5% on the part from £300,000 to £500,000.
The relief stops completely if the price is over £500,000. A home at £500,000 costs £10,000 in stamp duty. At £1 more it costs £15,000, because the standard rates then apply to the whole price.
Additional properties
If buying means you will own more than one residential property, such as a second home or a buy-to-let, you usually pay 5% on top of the standard rate in every band, including the first. This applies to purchases of £40,000 or more.
You do not pay the extra if the new property replaces your main home and you have already sold the old one. If you have not sold it by the day you complete, you pay the higher rates and may be able to claim a refund later.
Buyers who are not UK resident
If you were in the UK for fewer than 183 days in the 12 months before the purchase, you usually pay a further 2% in every band. It is added on top of any other rates that apply to you, including first-time buyer relief and the higher rates for additional properties.
Worked examples
A first-time buyer paying £350,000
Nothing is due on the first £300,000. The other £50,000 is charged at 5%, so the bill is £2,500. Without the relief it would be £7,500.
A home mover paying £295,000
Nothing is due on the first £125,000. The next £125,000 at 2% is £2,500. The last £45,000 at 5% is £2,250. The bill is £4,750.
A buy-to-let costing £300,000
The first £125,000 is charged at 5%, which is £6,250. The next £125,000 at 7% is £8,750. The last £50,000 at 10% is £5,000. The bill is £20,000, compared with £5,000 for someone buying it as their only home.
Common questions
When do I have to pay stamp duty?
You must send a return to HMRC and pay within 14 days of completion. Your solicitor or conveyancer usually does both for you on completion day and adds the tax to their bill. You can be charged penalties and interest if it is late.
What if I buy my new home before selling my old one, then sell within 3 years?
You pay the higher rates when you buy, because you own two properties that day. If you sell your previous main home within 3 years of buying the new one, you can apply for a refund of the extra 5%. You must claim within 12 months of the sale, or of the filing date of the return for the new home if that is later.
Do first-time buyers pay stamp duty over £500,000?
Yes. Above £500,000 there is no relief, and a first-time buyer pays the same as anyone else buying their only home.
Is stamp duty the same in Scotland and Wales?
No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax. Both have their own bands and rates, and this calculator does not cover them.
Where these figures come from
See gov.uk for residential property rates, the higher rates for additional properties and the rates for non-UK residents. HMRC also has an official stamp duty calculator.