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 | - | 2.0% | - | £2,500 | +£2,500 |
| £250,000 - £350,000 | 5.0% | 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.
Which Date Decides
There is no exchange-of-contracts carve-out. The effective date decides, and that is completion, or substantial performance if that happens first. A purchase completing on or after 1 April 2025 uses the new thresholds even if contracts were exchanged in March 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
The Effective Date Decides
Stamp duty is charged by reference to the effective date of the transaction, which is completion, or substantial performance if that comes first. Exchanging contracts before 1 April 2025 does not preserve the old thresholds. A £400,000 purchase completing on or after that date costs £10,000, not £7,500.
What Substantial Performance Means
Substantial performance is the only thing that can fix an effective date earlier than completion. In practice it means taking possession of the property before completion, for example moving in or letting it out. Exchanging contracts does not trigger it, so budget using the thresholds in force on your completion date.
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?
No. There is no exchange-of-contracts carve-out for the 1 April 2025 threshold change. The effective date decides, and that is the completion date, or the date of substantial performance if that comes earlier. A £400,000 purchase completing on or after 1 April 2025 is charged £10,000 rather than the £7,500 payable under the old thresholds, even if contracts were exchanged in March 2025.
Are there any transitional reliefs available?
No. There are no transitional provisions for the April 2025 threshold changes. Every transaction with an effective date on or after 1 April 2025 uses the new thresholds, and paying the purchase money early does not change that. First-time buyer relief continues at the new levels, a £300,000 nil-rate threshold and a £500,000 price cap.
Reviewed by
Julie White
ACASDLT Expert since 1999Stamp Duty Land Tax Specialist
ACA and Tax Adviser with a career spanning nearly four decades, specialising in SDLT planning and advisory work since 1999.