# Stamp Duty (SDLT)

> Current Stamp Duty Land Tax rates for England and Northern Ireland, first-time buyer relief, the surcharge on additional properties, and the separate Scottish and Welsh taxes.

Canonical page: [/mortgages/stamp-duty](/mortgages/stamp-duty/) · Last reviewed: 2026-08-22

Stamp Duty Land Tax (SDLT) is a tax you may pay when you buy a home or land in England or Northern Ireland. Scotland and Wales have their own separate taxes. How much you pay depends on the price and your circumstances.

## Key information

- SDLT applies in England and Northern Ireland; Scotland and Wales have their own taxes
- You pay a rising percentage on the portion of the price in each band
- First-time buyers pay nothing up to £300,000 (on homes up to £500,000)
- Buying an additional property usually adds a 5% surcharge

## How Stamp Duty works

SDLT is charged in bands, a little like income tax: you pay a rate only on the portion of the price that falls within each band, not the whole price at one rate. It applies to property in England and Northern Ireland. Scotland has its own Land and Buildings Transaction Tax, and Wales has Land Transaction Tax, each with different bands and thresholds.

## Standard residential rates

For someone buying their only home, having sold any previous main residence, the standard SDLT rates on the price are:

- Up to £125,000 — 0%
- £125,001 to £250,000 — 2%
- £250,001 to £925,000 — 5%
- £925,001 to £1.5 million — 10%
- Above £1.5 million — 12%

## First-time buyer relief

First-time buyers get a relief: no SDLT on the first £300,000, then 5% on the portion from £300,001 to £500,000. The relief is not available at all if the property costs more than £500,000, in which case the standard rates apply to the whole price.

## The additional-property surcharge

If buying a property means you will own more than one — for example a second home or [a buy-to-let](/mortgages/buy-to-let-mortgages) — you usually pay a 5% surcharge on top of the standard rates. The surcharge does not apply if you are simply replacing your main residence. If you buy a new main home before selling your old one, you pay the surcharge but can normally reclaim it if you sell the previous home within 36 months.

## Paying it and checking the figures

SDLT is normally handled by your solicitor or conveyancer, who files the return and pays HMRC on your behalf — usually within 14 days of completion. Rates and thresholds can change at Budgets and other fiscal events, so always check the current figures on GOV.UK before you budget, and use the official HMRC calculator to estimate what you will owe.

## Your rights

- SDLT rates and thresholds are set by the Government and can change at fiscal events — always check the current GOV.UK figures.
- First-time buyer relief and the additional-property surcharge each have detailed conditions; your conveyancer can confirm what applies to you.
- If you overpay SDLT — for example a surcharge you later become able to reclaim — you can apply to HMRC for a refund within the relevant time limit.

## Official sources

- [GOV.UK — Stamp Duty Land Tax: residential rates](https://www.gov.uk/stamp-duty-land-tax/residential-property-rates)
- [GOV.UK — Stamp Duty Land Tax calculator](https://www.tax.service.gov.uk/calculate-stamp-duty-land-tax/)
- [GOV.UK — higher rates on additional property](https://www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property)

## Related

- [First-Time Buyer Mortgages](/mortgages/first-time-buyer-mortgages/)
- [Buy-to-Let Mortgages](/mortgages/buy-to-let-mortgages/)
- [Mortgage Deposits](/mortgages/mortgage-deposits/)
- [Stamp Duty Calculator](/tools-calculators/stamp-duty-calculator/)

## Sources

- GOV.UK — [Stamp Duty Land Tax: Residential property rates](https://www.gov.uk/stamp-duty-land-tax/residential-property-rates) (accessed 2026-08-22)
- GOV.UK — [Higher rates of Stamp Duty Land Tax](https://www.gov.uk/guidance/stamp-duty-land-tax-buying-an-additional-residential-property) (accessed 2026-08-22)