Stamp Duty Rates 2026
Current stamp duty rates for England, Scotland, and Wales. These rates apply for the 2025-26 tax year (1 April 2025 to 31 March 2026). Updated for 2026.
In this article
What Changed in April 2025? Latest government confirmation
For a side-by-side view of what changed, see our pre vs post April 2025 comparison.
Nil-Rate Threshold Reduced
The standard nil-rate band dropped from £250,000 back to £125,000.
Buyers pay more stamp duty on properties between £125,001 and £250,000.
First-Time Buyer Threshold Reduced
FTB relief threshold dropped from £425,000 to £300,000.
First-time buyers pay more on properties priced £300,001 to £425,000.
Additional Property Surcharge Increased
The surcharge for second homes and buy-to-lets increased from 3% to 5%.
Additional property buyers pay significantly more across all price bands.
FTB Maximum Price Reduced
First-time buyer relief maximum property price dropped from £625,000 to £500,000.
FTB relief no longer available for properties over £500,000.
Complete 2026 SDLT Rate Tables
The current stamp duty rates for England and Northern Ireland follow a progressive structure with multiple bands. Use our stamp duty calculator to calculate your exact liability. Here's a complete breakdown for all buyer types:
Standard Residential Rates
For individuals purchasing a main residence:
- 0% up to £125,000
- 2% on the portion from £125,001 to £250,000
- 5% on the portion from £250,001 to £925,000
- 10% on the portion from £925,001 to £1,500,000
- 12% on the portion over £1,500,000
First-Time Buyer Rates
For properties up to £500,000:
- 0% up to £300,000
- 5% on the portion from £300,001 to £500,000
- Standard rates apply for properties over £500,000
- Maximum relief saving: £5,000
Additional Property Rates (+5% Surcharge)
For buy-to-let and second homes, add 5% to each band:
- 5% on the portion up to £125,000
- 7% on the portion from £125,001 to £250,000
- 10% on the portion from £250,001 to £925,000
- 15% on the portion from £925,001 to £1,500,000
- 17% on the portion over £1,500,000
Non-Resident Surcharge (+2%)
Non-UK residents pay an additional 2% on top of the applicable residential rates (standard or higher rate). This surcharge stacks with the 5% additional property surcharge if both apply.
Worked Examples at Popular Price Points
Here's how stamp duty is calculated for standard buyers at common property prices:
£250,000 Property
0% on first £125,000 = £0
2% on next £125,000 (£125,001-£250,000) = £2,500
Total SDLT: £2,500
£350,000 Property
0% on first £125,000 = £0
2% on next £125,000 (£125,001-£250,000) = £2,500
5% on next £100,000 (£250,001-£350,000) = £5,000
Total SDLT: £7,500
£500,000 Property
0% on first £125,000 = £0
2% on next £125,000 (£125,001-£250,000) = £2,500
5% on next £250,000 (£250,001-£500,000) = £12,500
Total SDLT: £15,000
£750,000 Property
0% on first £125,000 = £0
2% on next £125,000 (£125,001-£250,000) = £2,500
5% on next £500,000 (£250,001-£750,000) = £25,000
Total SDLT: £27,500
Current England & Northern Ireland SDLT Rates
For a detailed breakdown of all England SDLT rates with worked examples, see our dedicated England SDLT rates page.
Standard Rates
| Band | Rate |
|---|---|
| £0 - £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 |
|---|---|
| £0 - £300,000 | 0% |
| £300,001 - £500,000 | 5% |
Only for properties up to £500,000
Additional Property (+5%)
| Band | Rate |
|---|---|
| £0 - £125,000 | 5% |
| £125,001 - £250,000 | 7% |
| £250,001 - £925,000 | 10% |
| £925,001 - £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Non-UK residents pay an additional 2% surcharge on all bands.
Current Scotland LBTT Rates
For full LBTT rate tables, ADS details, and worked examples, see our dedicated Scotland LBTT rates page.
Standard Rates
| Band | Rate |
|---|---|
| £0 - £145,000 | 0% |
| £145,001 - £250,000 | 2% |
| £250,001 - £325,000 | 5% |
| £325,001 - £750,000 | 10% |
| Over £750,000 | 12% |
FTB relief raises nil-rate to £175,000 (max saving £600)
With ADS (+8%)
| Band | Rate |
|---|---|
| £0 - £145,000 | 8% |
| £145,001 - £250,000 | 10% |
| £250,001 - £325,000 | 13% |
| £325,001 - £750,000 | 18% |
| Over £750,000 | 20% |
Additional Dwelling Supplement is 8% (increased from 6% in December 2024)
Current Wales LTT Rates
For full LTT rate tables and worked examples, see our dedicated Wales LTT rates page.
Standard Rates
| Band | Rate |
|---|---|
| £0 - £225,000 | 0% |
| £225,001 - £400,000 | 6% |
| £400,001 - £750,000 | 7.5% |
| £750,001 - £1,500,000 | 10% |
| Over £1,500,000 | 12% |
No specific FTB relief - all buyers use standard rates
Higher Residential Rates
| Band | Rate |
|---|---|
| £0 - £180,000 | 5% |
| £180,001 - £250,000 | 8.5% |
| £250,001 - £400,000 | 10% |
| £400,001 - £750,000 | 12.5% |
| £750,001 - £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Separate rate bands for additional properties (from Dec 2024)
Rate Comparison Table: England vs Scotland vs Wales
See how stamp duty compares across the three UK regions at common property prices:
| Property Price | England SDLT | Scotland LBTT | Wales LTT |
|---|---|---|---|
| £200,000 | £1,500 | £1,100 | £0 |
| £300,000 | £5,000 | £4,600 | £4,500 |
| £500,000 | £15,000 | £23,350 | £16,500 |
Key insight: Wales typically offers the lowest rates for properties under £400,000 due to its £225,000 nil-rate band. Scotland is competitive for properties under £325,000. England becomes cheaper above £325,000 due to lower rates in higher bands.
Quick Regional Comparison
| Feature | England & NI | Scotland | Wales |
|---|---|---|---|
| Tax Name | SDLT | LBTT | LTT |
| Nil-Rate Threshold | £125,000 | £145,000 | £225,000 |
| Additional Property Rate | 5% | 8% | Separate bands |
| FTB Relief | Up to £5,000 | Up to £600 | None |
| Refund Period | 36 months | 18 months | 36 months |
Frequently Asked Questions About Stamp Duty Rates
What are the current stamp duty rates in the UK?
In England and Northern Ireland, the current SDLT rates range from 0% (up to £125,000) to 12% (over £1.5 million). Scotland uses LBTT with rates from 0% (up to £145,000) to 12% (over £750,000). Wales uses LTT with 0% up to £225,000 and 12% over £1.5 million. First-time buyer relief and additional property surcharges vary by region.
When did stamp duty rates last change?
England's rates last changed on 1 April 2025, when the nil-rate band reduced from £250,000 to £125,000, the FTB threshold dropped from £425,000 to £300,000, and the additional property surcharge increased from 3% to 5%. Scotland's ADS increased from 6% to 8% in December 2024. Wales adopted separate higher rate bands in December 2024.
Are stamp duty rates going up in 2026?
No new stamp duty changes have been announced for 2026. The current rates that came into effect in April 2025 remain in place. The government has not announced any further threshold changes or rate adjustments. These rates are now the permanent baseline unless future legislation is introduced.
How much stamp duty on a £500,000 house?
For a standard buyer in England, stamp duty on a £500,000 property is £15,000 (0% on £125k, 2% on £125k, 5% on £250k). First-time buyers pay £10,000 (0% on £300k, 5% on £200k). Additional property buyers pay £30,000 (standard £15,000 plus 5% surcharge of £15,000). In Scotland it's £23,350, and in Wales £16,500.
What is the highest stamp duty rate?
The highest standard residential SDLT rate in England is 12% on the portion of property value over £1,500,000. For additional properties, the effective rate is 17% (12% + 5% surcharge). Non-UK residents can pay up to 19% (12% + 5% additional property + 2% non-resident). Companies buying residential property over £500,000 pay a flat 17% corporate rate.
What are the stamp duty rates for 2025-26?
The 2025-26 tax year rates (1 April 2025 to 31 March 2026) are the same as the current 2026 rates shown on this page. The standard nil-rate band is £125,000, with rates rising to 12% above £1.5 million. First-time buyers pay 0% up to £300,000 on properties up to £500,000. The additional property surcharge is 5%.
What are the current SDLT rates in England?
England uses Stamp Duty Land Tax (SDLT) with rates of 0% (up to £125,000), 2% (£125,001-£250,000), 5% (£250,001-£925,000), 10% (£925,001-£1,500,000), and 12% (over £1,500,000). See our detailed England SDLT rates page for full rate tables and worked examples.
What are the current LBTT rates in Scotland?
Scotland uses Land and Buildings Transaction Tax (LBTT) with rates of 0% (up to £145,000), 2% (£145,001-£250,000), 5% (£250,001-£325,000), 10% (£325,001-£750,000), and 12% (over £750,000). The Additional Dwelling Supplement is 8%. See our detailed Scotland LBTT rates page.
What are the current LTT rates in Wales?
Wales uses Land Transaction Tax (LTT) with rates of 0% (up to £225,000), 6% (£225,001-£400,000), 7.5% (£400,001-£750,000), 10% (£750,001-£1,500,000), and 12% (over £1,500,000). Wales has no first-time buyer relief but has the highest nil-rate band. See our detailed Wales LTT rates page.
Calculate Your Stamp Duty
Use our calculator to get an instant estimate based on these rates.
Try the Calculator
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.