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 |
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Current Rate Distribution
Disclaimer: This tool does not constitute financial advice. We do not recommend taking actions based solely on these results. The calculator makes assumptions and results may be inaccurate due to changes in government policy, interest rates, or personal circumstances. You use this information at your own risk. We can't guarantee to be perfect, so do note you use the information at your own risk and we can't accept liability if things go wrong. For official guidance, visit Gov UK.
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. Use our stamp duty calculator for current 2026 rates.
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 £925,000 see the same +£2,500 increase. Check current rates for detailed breakdowns.
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 | £12,500 | £15,000 | +£2,500 |
| £625,000 | £18,750 | £21,250 | +£2,500 |
| £1,000,000 | £41,250 | £43,750 | +£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. Compare with our England vs Scotland guide.
FTB Threshold Changes
First-time buyers now pay stamp duty on properties over £300,000 (down from £425,000). The relief limit dropped from £625,000 to £500,000. Properties between £300k-£500k 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.
Frequently Asked Questions
What changed in April 2025 for stamp duty?
The standard nil-rate threshold reverted from £250,000 to £125,000, and the first-time buyer nil-rate threshold dropped from £425,000 to £300,000. The first-time buyer property price cap also reduced from £625,000 to £500,000. These changes increased stamp duty for most buyers.
What was the October 2024 surcharge increase?
On 31 October 2024, the additional property surcharge increased from 3% to 5%. This applies to second homes, buy-to-let properties, and all additional residential purchases over £40,000. The increase added significant cost for property investors.
How much more do buyers pay after April 2025?
A standard buyer purchasing at £300,000 now pays £5,000 in SDLT compared to £2,500 before April 2025. First-time buyers at £400,000 now pay £5,000 instead of £0. The impact is greatest for properties between £125,000 and £425,000.
Do the old rates still apply to any purchases?
The pre-April 2025 rates apply to transactions that exchanged contracts before 26 September 2024 and completed before 31 March 2025. All other purchases after 1 April 2025 are subject to the new rates regardless of when contracts were exchanged.
Are there any transitional reliefs available?
There are no transitional reliefs for the April 2025 rate changes. Buyers who completed after 1 April 2025 pay the new higher rates. However, first-time buyer relief at the new thresholds (£300,000 nil-rate, £500,000 cap) continues to be available.
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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.