Property guide · 2026/27

Stamp Duty (SDLT) UK 2026/27 — Rates and Guide

Stamp Duty Land Tax (SDLT) is charged on residential property purchases in England and Northern Ireland. Rates depend on the purchase price, whether you're a first-time buyer, and whether you already own property. Use this guide to understand which rates apply to you, then use the calculator for your exact figure.

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FTB nil-rate up to

£300k

First-time buyers 2026/27

Additional dwellings surcharge

+5%

On top of standard rates

Standard nil-rate up to

£125k

Standard residential SDLT

Standard residential SDLT rates 2026/27

Purchase price portion	Rate
Up to £125,000	0%
£125,001 to £250,000	2%
£250,001 to £925,000	5%
£925,001 to £1,500,000	10%
Above £1,500,000	12%

First-time buyer relief 2026/27

First-time buyers purchasing a property worth up to £500,000 qualify for a higher nil-rate threshold. For properties above £500,000, standard rates apply with no relief.

Purchase price portion	First-time buyer rate
Up to £300,000	0%
£300,001 to £500,000	5%
Above £500,000	Standard rates — no FTB relief

FTB saving example: On a £350,000 purchase, a first-time buyer pays £2,500 in SDLT (5% on the £50,000 above £300,000). A standard buyer pays £7,500 (£2,500 on the £250k–£350k portion). Saving: £5,000.

Additional dwellings surcharge (+5%)

If you already own a residential property and are purchasing another (e.g. a buy-to-let or second home), a 5% surcharge applies on top of all standard SDLT bands. This applies even on the nil-rate portion.

The surcharge increased from 3% to 5% from October 2024. If you complete on a purchase and then sell your main home within 36 months, you can claim a refund of the surcharge from HMRC.

Worked examples

£250,000 purchase — first-time buyer

First £300,000 at 0% → £0
No amount above £300k → no further tax
Total SDLT: £0

£400,000 purchase — standard buyer

First £125,000 at 0% → £0
Next £125,000 at 2% → £2,500
Remaining £150,000 at 5% → £7,500
Total SDLT: £10,000

£400,000 purchase — first-time buyer

First £300,000 at 0% → £0
Remaining £100,000 at 5% → £5,000
Total SDLT: £5,000 (saving £5,000 vs standard)

Frequently asked questions

Does SDLT apply in Scotland and Wales?

No. Scotland has its own Land and Buildings Transaction Tax (LBTT) and Wales has Land Transaction Tax (LTT). These have different rates and thresholds to SDLT. The SDLT calculator on this site covers England and Northern Ireland only.

When do I pay SDLT?

SDLT must be filed and paid within 14 days of completion. Your conveyancer typically handles the filing. If you miss the deadline, HMRC charges interest and potentially penalties.

What if I'm buying jointly with a first-time buyer?

If one purchaser has previously owned property and the other hasn't, the first-time buyer relief does not apply. All buyers must be first-time buyers for the relief to be available.