Stamp Duty Rate Comparison 2026
Compare stamp duty rates before and after the April 2025 changes. See exactly how much more you pay under the new thresholds.
Property Details
Rate Comparison
Total Tax Comparison
Band-by-Band Comparison
| Band | Old Rate | New Rate | Old Tax | New Tax | Diff |
|---|---|---|---|---|---|
| £0 - £125,000 | - | - | - | - | - |
| £125,000 - £250,000 | 5.0% | 2.0% | £5,000 | £2,500 | -£2,500 |
| £250,000 - £350,000 | - | 5.0% | - | £5,000 | +£5,000 |
What Changed in April 2025
The nil-rate threshold dropped from £250,000 to £125,000, and the first-time buyer threshold fell from £425,000 to £300,000. These changes apply to England and Northern Ireland only.
Who's Affected Most
First-time buyers purchasing between £300,000-£425,000 and standard buyers purchasing between £125,000-£250,000 face the biggest increases. Properties above £625,000 are unaffected.
Transitional Rules
The old rates apply if you exchanged contracts before 1 April 2025, even if you complete after that date. The completion date determines which rules apply if you exchange after 1 April 2025.
Before & After Examples
| Purchase Price | Before April 2025 | After April 2025 | Difference |
|---|---|---|---|
| £250,000 | £0 | £2,500 | +£2,500 |
| £400,000 | £7,500 | £10,000 | +£2,500 |
| £500,000 | £15,000 | £17,500 | +£2,500 |
| £625,000 | £21,250 | £23,750 | +£2,500 |
| £1,000,000 | £40,000 | £42,500 | +£2,500 |
* All examples assume standard purchase (not first-time buyer or additional dwelling)
Key Considerations
Exchange Before April 2025
If you exchanged contracts before 1 April 2025, the old thresholds apply even if completion is after that date. Your solicitor will confirm which rules apply based on your exchange date.
Contract Completion Rules
For contracts exchanged on or after 1 April 2025, the completion date determines which rules apply. The new higher rates apply to all completions from 1 April 2025 onwards for these contracts.
Regional Differences
These changes only affect England and Northern Ireland. Scotland uses LBTT (Land and Buildings Transaction Tax) and Wales uses LTT (Land Transaction Tax), which have their own separate rate structures.
FTB Threshold Changes
First-time buyers now pay stamp duty on properties over £300,000 (down from £425,000). The relief limit remains £625,000. Properties between £300k-£625k now incur 5% on the portion above £300k.
Important: Regional Tax Systems
These changes only affect England and Northern Ireland. Scotland and Wales have separate tax systems (LBTT and LTT) with different thresholds and rates that were not affected by the April 2025 changes.
Emma Richardson, MRICS
Chartered Surveyor & Property Tax Specialist
Emma Richardson is a RICS-qualified Chartered Surveyor with over 12 years of experience in UK property taxation. She founded Stamp Duty Calculator to help buyers understand the complex world of property transaction taxes.