Stamp Duty Rates in England 2026
Standard Rates (Moving Home)
| Price Band | Rate | On £350,000 house |
|---|
| Up to £250,000 | 0% | £0 |
| £250,001 – £925,000 | 5% | £5,000 |
| £925,001 – £1.5m | 10% | — |
| Over £1.5m | 12% | — |
First-Time Buyer Relief
| Price Band | Rate (First-Time Buyer) |
|---|
| Up to £425,000 | 0% (no SDLT) |
| £425,001 – £625,000 | 5% on portion above £425k |
| Over £625,000 | Standard rates apply (no relief) |
💡 First-time buyer tip: Buying at £425,000 or below as a first-time buyer means you pay zero stamp duty. On a £425,000 property, a non-first-time buyer would pay £8,750.
Frequently Asked Questions
When do I have to pay stamp duty?
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Stamp duty must be paid within 14 days of completing your property purchase. Your solicitor or conveyancer will usually handle this for you as part of the purchase process.
Do I pay stamp duty on a second home?
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Yes. If you're buying an additional property (second home, buy-to-let, holiday home), you pay standard SDLT rates plus a 5% surcharge on all bands.
Can stamp duty be added to the mortgage?
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Generally no — stamp duty is a separate payment and most lenders won't allow it to be added to the mortgage. You need to budget for it separately alongside your deposit and legal fees.
Is stamp duty different in Scotland?
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Yes. Scotland has Land and Buildings Transaction Tax (LBTT) with different rates and thresholds. Wales has Land Transaction Tax (LTT). This calculator is for England and Northern Ireland only.