Stamp Duty UK 2026: How Much Will You Pay?

In 2026, Stamp Duty Land Tax (SDLT) in England and Northern Ireland is charged on a sliding scale. First-time buyers pay 0% up to £300,000 and 5% on the portion up to £500,000. Anyone buying an additional property — a second home or buy-to-let — pays a 5% surcharge on top of the standard rates, and non-UK residents pay a further 2% surcharge. These rates have applied since 1 April 2025 and remain in force through 2026.

At CalZone, we've broken down exactly how much Stamp Duty you'll pay in 2026, whatever kind of buyer you are, with worked examples so there's no guesswork.

What Is Stamp Duty Land Tax?

Stamp Duty Land Tax (SDLT) is a tax paid when you buy property or land in England or Northern Ireland above a certain price. It's a one-off cost, paid at the point of purchase, and it applies whether you're buying your first home, moving house, investing in a second property, or purchasing through a limited company. Scotland and Wales have their own equivalent taxes — Land and Buildings Transaction Tax (LBTT) and Land Transaction Tax (LTT) — with different rates and thresholds, covered further down.

SDLT is charged in bands, similar to Income Tax. You only pay the higher rate on the portion of the price that falls within each band, not on the whole purchase price.

Standard Stamp Duty Rates in 2026 (England & Northern Ireland)

These are the rates that apply to most home movers and buyers who already own a property but aren't buying an additional one:

These bands have been in force since 1 April 2025, when the temporary higher thresholds introduced in previous years came to an end and rates returned to these lower nil-rate levels.

Worked Example: Buying a £350,000 Home

• 0% on the first £125,000 = £0
• 2% on the next £125,000 (£125,001–£250,000) = £2,500
• 5% on the remaining £100,000 (£250,001–£350,000) = £5,000
• Total Stamp Duty payable: £7,500

First-Time Buyer Relief in 2026

First-time buyers get a more generous nil-rate band, but the relief is capped:

• 0% on the first £300,000
• 5% on the portion from £300,001 to £500,000
• No relief at all if the property costs more than £500,000 — standard rates apply to the whole purchase price

Worked Example: First-Time Buyer at £320,000

• 0% on the first £300,000 = £0
• 5% on the remaining £20,000 = £1,000
• Total Stamp Duty payable: £1,000 (compared to £3,500 for a standard home mover)

Additional Property Surcharge (Second Homes & Buy-to-Let)

If you're buying an additional residential property — a second home, holiday let, or buy-to-let investment — you'll pay a 5% surcharge on top of the standard SDLT rates. This surcharge applies to the entire purchase price across the relevant bands, not just the amount above the nil-rate threshold, and it kicks in from purchases of £40,000 or more.

This surcharge was raised from 3% to 5% in the October 2024 Budget, making second-home and buy-to-let purchases significantly more expensive. If you sell your previous main residence within 36 months of buying the new one, you can usually reclaim the surcharge portion.

Non-UK Resident Surcharge

If you're not a UK resident for tax purposes, you'll pay an additional 2% surcharge on top of whichever rates already apply — standard, first-time buyer, or additional property. This means a non-resident buying a second home in the UK could face a combined surcharge of 7% on top of the standard bands. If you become UK resident within 12 months of completing the purchase (broadly, by spending 183 days or more in the UK), you may be able to claim a refund of the 2% surcharge.

Stamp Duty for Companies Buying Property

Purchases made through a limited company or other "non-natural person" follow different rules. Below £500,000, a company pays the same standard rates plus the 5% additional property surcharge as an individual investor would. But once the price goes above £500,000, a flat 17% rate applies to the entire purchase price — not just the portion above the threshold. This rate was increased from 15% to 17% in the October 2024 Budget specifically to discourage corporate ownership of high-value residential property.

Stamp Duty in Scotland and Wales

Scotland and Wales don't use SDLT — they have their own property transaction taxes with different thresholds:

Scotland — Land and Buildings Transaction Tax (LBTT)

Scotland's Additional Dwelling Supplement (ADS) for second homes and buy-to-let is 8%, having risen from 6% in December 2024.

Wales — Land Transaction Tax (LTT)

Wales uses a nil-rate threshold of £225,000 for standard purchases, with its own higher-rate surcharge for additional properties raised to 5% from December 2024.

When and How Do You Pay Stamp Duty?

You (or usually your conveyancing solicitor, on your behalf) must file an SDLT return and pay any tax due within 14 days of completing your purchase. Missing this deadline can lead to HMRC penalties and interest charges, so it's normally handled as part of the standard conveyancing process.

Disclaimer

This article is for general information only and does not constitute financial, tax, or legal advice. Stamp Duty rules can change, and individual circumstances vary — always check GOV.UK or speak with a qualified conveyancer or tax adviser for advice specific to your transaction.