Stamp Duty in 2026: Rates, Thresholds and First-Time Buyer Relief
Stamp duty rates for 2026/27: the £125,000 threshold, first-time buyer relief to £300,000, and worked examples.
TL;DR: Since 1 April 2025, standard residential stamp duty in England and Northern Ireland starts above £125,000: 0% to £125,000, 2% to £250,000, 5% to £925,000, 10% to £1.5 million, 12% above. First-time buyers pay 0% to £300,000 and 5% on £300,001 to £500,000, with no relief above £500,000. Many guides still show the old thresholds, so check the date on anything you read.
Want your exact figure? Use our free stamp duty calculator for 2026/27, covering SDLT, LBTT and LTT, with first-time buyer relief and second-home surcharges.
The current rates
| Price band | Standard rate | First-time buyer rate |
|---|---|---|
| Up to £125,000 | 0% | 0% |
| £125,001 to £250,000 | 2% | 0% (to £300,000) |
| £250,001 to £300,000 | 5% | 0% |
| £300,001 to £500,000 | 5% | 5% |
| £500,001 to £925,000 | 5% | 5% (no relief) |
| £925,001 to £1.5m | 10% | 10% (no relief) |
| Above £1.5m | 12% | 12% (no relief) |
Stamp duty is charged progressively: you pay each rate only on the slice of the price within that band, not on the whole price.
Worked examples
First-time buyer, £350,000 home: 0% on the first £300,000, then 5% on £50,000 = £2,500.
Home mover, £350,000 home: 0% on £125,000, 2% on £125,000 (£2,500), 5% on £100,000 (£5,000) = £7,500.
First-time buyer, £450,000 home: 0% on £300,000, 5% on £150,000 = £7,500. Above £500,000, first-time buyer relief disappears entirely.
When and how you pay
Stamp duty is paid on completion, and your solicitor usually handles the return and payment to HMRC. Keep the deadline in mind: the return must be filed and the tax paid within 14 days of completion, or penalties and interest apply.
Scotland and Wales are different
These rates cover England and Northern Ireland only. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax, each with its own thresholds and first-time buyer treatment. If you are buying there, check the devolved rates, not this table.
Frequently asked questions
Do first-time buyers pay stamp duty at all?
Often nothing: a first home at £300,000 or under means zero stamp duty. Above that, you pay 5% on the slice between £300,001 and £500,000.
What counts as a first-time buyer?
Someone who has never owned a property anywhere in the world, including inherited property. If you are buying jointly, all buyers must be first-time buyers to claim the relief.
Can I add stamp duty to my mortgage?
Lenders generally expect it paid from your own funds rather than borrowed, since it does not increase the property’s value. Budget for it alongside your deposit: first-time buyer guide.
Rates checked 1 October 2026 for England and Northern Ireland. Tax rules change; confirm with HMRC or your solicitor before exchanging. Sources: GOV.UK: SDLT rates, MoneyHelper.
Part of our Mortgages and Property hub: guides to remortgaging, stamp duty, first-time buyers and more.
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