by Asim Abbas
11 November 2026 
Stamp Duty in 2026: rates, first-time buyers and second homes
Stamp Duty in 2026: rates, first-time buyers and second homes
Stamp Duty Land Tax thresholds fell back in April 2025, so most buyers in England and Northern Ireland now pay more than they did before.
- Nil rate band of £125,000 for home movers
- First-time buyers pay nothing up to £300,000
- Additional properties: 5% surcharge
- Wales and Scotland have their own taxes
Landlords and second-home buyers also pay a 5% surcharge, and non-UK residents pay an extra 2% on top.
This guide sets out the current rates, first-time buyer relief and the main exemptions.
Standard residential rates
| Part of price | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1.5 million | 10% |
| Over £1.5 million | 12% |
These rates apply in England and Northern Ireland from 1 April 2025, when the temporary higher thresholds ended.
First-time buyers
First-time buyers pay no SDLT on the first £300,000 and 5% on the part from £300,001 to £500,000. If the price is over £500,000, the relief isn’t available and normal rates apply. All buyers must be first-time buyers and intend to live in the property.
Stamp Duty calculator
Work out SDLT in seconds.
Buying a £400,000 home: a home mover pays £2,500 (2% of £125,000) plus £7,500 (5% of £150,000), a total of £10,000. A first-time buyer pays 5% of £100,000, which is £5,000. A landlord buying the same property as an additional home pays £30,000, adding the 5% surcharge across the whole price.
Second homes and buy-to-let
The higher rates for additional dwellings add 5% to each band, since 31 October 2024. They apply if you’ll own more than one residential property at the end of the day of purchase and you’re not replacing your main home. If you sell your previous main home within three years, you can claim a refund of the surcharge.
Companies buying residential property usually pay the higher rates, and a 17% flat rate can apply to homes over £500,000 bought by companies in some cases.
Fixed-fee accountancy support
Transparent monthly packages for sole traders, landlords and limited companies. Fixed fees agreed upfront, VAT included.
Get a fixed-fee quoteCall 0161 531 4179Non-UK resident buyers
Non-residents pay an extra 2% on residential purchases in England and Northern Ireland, on top of any other rates.
Wales and Scotland
- Wales: Land Transaction Tax, with a nil rate band of £225,000 and no first-time buyer relief
- Scotland: Land and Buildings Transaction Tax, with its own bands and first-time buyer relief
See our Wales services if you’re buying there.
Filing and paying
An SDLT return must be filed and the tax paid within 14 days of completion. Your solicitor usually does this. Mistakes, such as missing a surcharge refund or wrongly applying it, are common, so it’s worth a check.
Use our Stamp Duty calculator, read HMRC’s SDLT rates, or see our property company guide.
What should I do next?
First-time, mover or additional.
Before you offer.
If you sell your old home later.
Frequently Asked Questions
What is the Stamp Duty threshold in 2026?
£125,000 for most buyers and £300,000 for first-time buyers in England and Northern Ireland.
How much is the second home surcharge?
5% on top of each band, since 31 October 2024.
Can I get the surcharge back?
Yes, if you sell your previous main home within three years of buying the new one.
Do non-residents pay extra Stamp Duty?
Yes, an extra 2% on residential property in England and Northern Ireland.
When must Stamp Duty be paid?
Within 14 days of completion.
Need help with this? Wingate Accountants offers fixed-fee online accountancy support across the UK. Call 0161 531 4179 or request a quote at wingateaccountants.co.uk.
About the Author
Ali Imran
I’m Ali Imran, an accountant at Wingate Accountants. I help sole traders, landlords and directors get their returns filed early and accurately, without the last-minute panic.
