April 2025 Stamp Duty Changes Explained
Major changes to stamp duty rates came into effect on 1 April 2025. Most buyers now pay significantly more than before. Here's what changed, who's affected, and exactly how much extra you'll pay.
In this article
£125k
Down from £250k
£300k
Down from £425k
£500k
Down from £625k
5%
Up from 3%
What Changed on 1 April 2025?
The temporary stamp duty cuts introduced in September 2022 officially ended on 31 March 2025. From 1 April 2025, stamp duty rates in England and Northern Ireland reverted to higher levels, with an additional increase to the second home surcharge.
Before vs After April 2025
| Change | Before | After | Impact |
|---|---|---|---|
| Standard nil-rate band | £250,000 | £125,000 | Most buyers pay up to £2,500 more |
| First-time buyer nil-rate band | £425,000 | £300,000 | FTBs pay up to £6,250 more |
| First-time buyer maximum property value | £625,000 | £500,000 | FTBs buying £500k+ lose relief entirely |
| Additional property surcharge | 3% | 5% | Second home buyers pay 2% more of total price |
Who is Affected?
Most Affected
- First-time buyers purchasing £300k-£500k properties
- Second home buyers and buy-to-let investors
- Standard buyers purchasing £125k-£250k properties
- London/South East buyers where prices commonly exceed thresholds
Less Affected
- First-time buyers purchasing under £300k (still pay £0)
- Standard buyers purchasing under £125k (still pay £0)
- Scotland buyers - LBTT rates unchanged
- Wales buyers - LTT rates unchanged
How Much More Will You Pay?
Stamp Duty by Property Price
| Property Price | Buyer Type | Before April 2025 | After April 2025 | Increase |
|---|---|---|---|---|
| £250,000 | Standard | £0 | £2,500 | +£2,500 |
| £300,000 | Standard | £2,500 | £5,000 | +£2,500 |
| £400,000 | Standard | £10,000 | £12,500 | +£2,500 |
| £500,000 | Standard | £15,000 | £17,500 | +£2,500 |
| £300,000 | First-Time Buyer | £0 | £0 | — |
| £400,000 | First-Time Buyer | £0 | £5,000 | +£5,000 |
| £500,000 | First-Time Buyer | £3,750 | £10,000 | +£6,250 |
| £600,000 | First-Time Buyer (loses relief) | £7,500 | £20,000 | +£12,500 |
| £300,000 | Second Home | £11,500 | £20,000 | +£8,500 |
| £500,000 | Second Home | £30,000 | £42,500 | +£12,500 |
Calculate Your Stamp Duty
Use our calculator to see exactly how much stamp duty you'll pay under the current rates, with a built-in comparison to pre-April 2025 rates.
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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.
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Current Stamp Duty Rates (From April 2025)
Standard Rates
| Band | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 - £250,000 | 2% |
| £250,001 - £925,000 | 5% |
| £925,001 - £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-Time Buyer Rates
| Band | Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 - £500,000 | 5% |
| Over £500,000 | No relief |
Frequently Asked Questions
When did the April 2025 stamp duty changes come into effect?
The new stamp duty rates came into effect on 1 April 2025. If you exchanged contracts before 1 April but completed after, you may still benefit from the old rates under transitional provisions.
How much more will I pay under the new stamp duty rates?
Most buyers will pay between £2,500 and £6,250 more depending on property price and buyer type. First-time buyers purchasing between £300,000-£425,000 are most affected, facing bills where they previously paid nothing. Second home buyers face the biggest increases due to the surcharge rising from 3% to 5%.
Do first-time buyers still get stamp duty relief in 2025?
Yes, first-time buyer relief still exists but with reduced thresholds. The nil-rate band dropped from £425,000 to £300,000, and the maximum property value for relief dropped from £625,000 to £500,000. Properties over £500,000 no longer qualify for any first-time buyer relief.
Why did stamp duty rates change in April 2025?
The temporary nil-rate band increases introduced in September 2022 (as part of Kwasi Kwarteng's mini-budget) were always scheduled to expire on 31 March 2025. The government chose not to extend them, returning rates closer to pre-2022 levels, with an additional increase to the second home surcharge from 3% to 5%.
Are Scotland and Wales affected by the April 2025 changes?
No, Scotland and Wales have their own property transaction taxes (LBTT and LTT respectively) and were not affected by the April 2025 changes. These changes only apply to England and Northern Ireland which use SDLT.
Can I claim a stamp duty refund if I bought before April 2025?
If you completed before 1 April 2025, you paid under the old rates and have no additional liability. However, if you overpaid stamp duty for any reason (e.g., claimed the wrong buyer type), you may be able to claim a refund within 12 months of the filing date.
What is the stamp duty nil-rate band now?
As of April 2025, the nil-rate band for standard buyers is £125,000 (down from £250,000). For first-time buyers, it's £300,000 (down from £425,000). The 2% band now covers £125,001-£250,000.
How much is the second home stamp duty surcharge now?
The additional property surcharge increased from 3% to 5% in April 2025. This means second home buyers and buy-to-let investors pay 5% extra on top of the standard rates across all bands.
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.