How Much Is Stamp Duty in the UK?

Stamp duty is a tax you pay when buying property in the UK, with rates varying by price, buyer type and location.

Current stamp duty rates in England and Northern Ireland

Stamp Duty Land Tax (SDLT) is charged in bands, similar to income tax. You only pay the stated rate on the portion of the purchase price that falls within each band¹.

As of April 2026, the standard SDLT rates for residential property in England and Northern Ireland are:

£0 to £250,000

0% (no stamp duty payable)

£250,001 to £925,000

5% on the portion in this band

£925,001 to £1,500,000

10% on the portion in this band

Above £1,500,000

12% on the portion above £1.5 million

How the bands work

On a £400,000 house, you don't pay 5% on the full £400,000. Instead, you pay:

• 0% on the first £250,000 = £0
• 5% on the remaining £150,000 = £7,500
• Total stamp duty: £7,500

This means the effective stamp duty rate on a £400,000 house is 1.875%, not 5%.

First-time buyer stamp duty relief

If you're buying your first home, you qualify for enhanced relief. First-time buyers pay 0% on the first £425,000, compared to £250,000 for standard buyers².

First-time buyer relief applies on properties up to £625,000. Above this price, you pay the standard rates with no relief.

To qualify as a first-time buyer:

• You must never have owned property anywhere in the world
• The property must be residential (not buy-to-let or commercial)
• You must intend to live in the property as your main residence
• If buying jointly, all buyers must be first-time buyers

Example: on a £350,000 house, a first-time buyer pays £0 in stamp duty (the full price falls within the £425,000 relief band). A standard buyer would pay £5,000 (5% on the £100,000 above the £250,000 threshold).

How much is stamp duty on a £300,000 house?

For a £300,000 house in England or Northern Ireland:

• Moving home buyer (not first-time): £2,500
  • £0 on first £250,000 + £2,500 (5% of £50,000) = £2,500
• First-time buyer: £0
  • The full £300,000 falls within the £425,000 relief band
• Second home buyer: £11,500
  • £2,500 standard SDLT + £9,000 (3% surcharge on full £300,000) = £11,500

Is there stamp duty on properties under £250,000?

No. Properties priced at £250,000 or below attract 0% stamp duty for standard home buyers in England and Northern Ireland¹.

However, the 3% second home surcharge still applies if you already own another property. So a £200,000 second home would cost £6,000 in stamp duty (3% × £200,000).

Second home and buy-to-let surcharge

If you're buying an additional property (second home, buy-to-let, or holiday let), you pay an extra 3% on top of the standard rates³.

This surcharge applies to the entire purchase price, not just the amount above £250,000.

On a £500,000 buy-to-let property:

• Standard SDLT: £12,500
  • 0% on £250,000 = £0
  • 5% on £250,000 = £12,500
• 3% surcharge: £15,000 (3% × £500,000)
• Total: £27,500

The surcharge applies even if you're replacing your main residence, unless you sell your old home within 3 years and claim a refund.

When do you pay stamp duty?

You must file your SDLT return and pay the tax within 14 days of completion⁴.

In practice, your solicitor or conveyancer handles this on your behalf. They calculate the SDLT due, deduct it from your deposit or mortgage advance, file the return with HMRC, and pay the tax. You receive an SDLT certificate (SDLT5) once the return is processed.

Late payment incurs penalties: £100 after 14 days, rising to £200 after 3 months, plus daily penalties and interest.

Stamp duty in Scotland and Wales

Scotland and Wales operate their own property transaction taxes:

• Scotland: Land and Buildings Transaction Tax (LBTT). Different rates and thresholds. See our Scotland stamp duty guide.
• Wales: Land Transaction Tax (LTT). Different rates from England. See our Wales stamp duty guide.

Northern Ireland uses the same SDLT rates as England.

Stamp duty calculator

Use our free stamp duty calculator to work out how much you'll pay based on your property price, buyer type and location. The calculator uses the official rates published by HMRC and is updated when rates change.

Last reviewed: 2026-06-24