Buying costs
What is stamp duty and how much will you pay?
Stamp duty is often the biggest single cost of buying a home after your deposit, so it pays to understand it early. In short, it is a tax you pay when you buy a property over a certain price, and how much you pay depends on the price and whether you are a first-time buyer. Here is stamp duty explained, with the current rates and some worked examples.
What is stamp duty?
Stamp Duty Land Tax, usually shortened to SDLT or just stamp duty, is a tax charged by the government when you buy a property or land above a set price in England and Northern Ireland. Scotland and Wales have their own separate versions. It is charged in bands, which means you only pay each rate on the slice of the price that falls within that band, not on the whole amount.
Stamp duty rates in 2026
For a standard purchase of a main home in England, the current rates are:
First-time buyer relief
First-time buyers get a helping hand. If the property costs £500,000 or less, you pay:
- Nothing on the first £300,000
- 5% on the portion between £300,001 and £500,000
If the price is above £500,000, the first-time buyer relief no longer applies and the standard rates above are used instead.
Buying an additional property
If you are buying a second home or a buy-to-let, and you are not replacing your main home, a surcharge of 5% is added on top of every standard band. It applies to purchases of £40,000 or more.
Worked examples
Because stamp duty is charged band by band, the maths is easier than it looks:
- A first-time buyer at £350,000: nothing on the first £300,000, then 5% on £50,000, which is £2,500.
- A home mover at £350,000: nothing on the first £125,000, 2% on the next £125,000, then 5% on £100,000, which is £7,500.
- A home mover at £500,000: the same first two bands plus 5% on £250,000, which is £15,000.
Stamp duty is due within 14 days of completion, and your solicitor usually files the return and pays it for you. For an exact figure on a specific price, the government's free stamp duty calculator on gov.uk works it out in seconds.
These rates apply to England and Northern Ireland and are current for the 2026/27 tax year. Stamp duty rules can change at Budgets, and this is general information rather than tax advice, so confirm the latest position before you buy.
Want help understanding the full cost of a move? Our buying guide covers deposits, fees and everything alongside stamp duty.
Frequently asked questions
What is stamp duty?
Stamp Duty Land Tax (SDLT) is a tax you pay when you buy a property or land over a certain price in England and Northern Ireland. It is charged in bands, so you only pay each rate on the portion of the price within that band.
How much is stamp duty in 2026?
For a main home in England, you pay 0% up to £125,000, 2% from £125,001 to £250,000, 5% from £250,001 to £925,000, 10% from £925,001 to £1.5m, and 12% above that. First-time buyers pay nothing up to £300,000 on homes up to £500,000.
Do first-time buyers pay stamp duty?
First-time buyers pay no stamp duty up to £300,000, then 5% on the portion between £300,001 and £500,000. Above £500,000 the relief no longer applies and standard rates are charged.
When do you pay stamp duty?
Stamp duty is due within 14 days of completion. Your solicitor or conveyancer usually files the return and pays it on your behalf from the funds you provide.
Work out your costs
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Stamp duty is just one part of the picture. Give us a call and we will help you understand the full cost of your move, so there are no surprises along the way.
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