Stamp Duty Land Tax in England: what you pay, and when
Since April 2025, the nil-rate band is £125,000 and first-time buyers pay nothing up to £300,000. With the 5% surcharge on second homes, the sums add up quickly.
Stamp Duty Land Tax applies to property bought in England and Northern Ireland. Like income tax, it is charged in slices, so each rate applies only to the part of the price that falls in its band.
Show the data
| £250,000 | £2,500 |
|---|---|
| £400,000 | £10,000 |
| £500,000 | £15,000 |
| £750,000 | £27,500 |
First-time buyers
First-time buyers pay nothing up to £300,000 and 5% on the part from £300,001 to £500,000. Above £500,000 the relief is lost completely. A first home at £500,000 costs £10,000; at £510,000 the buyer pays the standard rates instead.
Second homes and buy-to-let
If buying means you will own more than one residential property, you usually pay 5% on top of each rate. A £300,000 buy-to-let costs £5,000 at the standard rates plus £15,000 of surcharge: £20,000. Buyers who are not UK resident pay a further 2%.
Business and mixed-use property
Non-residential and mixed-use property has its own rates: nothing up to £150,000, 2% to £250,000 and 5% above. A £275,000 commercial property costs £3,250.
Budget 2026 confirms that, from 1 May 2026, SDLT no longer applies to rent paid under assured tenancies in England, following the Renters’ Rights Act 2025.
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This insight is general information, not advice for your circumstances. Talk to us before acting on it.