Stamp Duty Land Tax (SDLT) is a tax on property purchases in England and Northern Ireland. The standard 2026/27 rates — restored after the September 2022–March 2025 nil-rate holiday — are 0% on the first £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1.5m and 12% above. First-time buyers get 0% to £300,000 (on properties up to £500,000). Additional dwellings attract a 5% surcharge on top of every band.
- SDLT is paid on the whole purchase price, but in tiered bands — only the part of the price in each band attracts that band's rate.
- Standard residential: 0% (£0–£125k), 2% (£125k–£250k), 5% (£250k–£925k), 10% (£925k–£1.5m), 12% (above £1.5m).
- First-time buyer relief: 0% up to £300,000 for properties priced at or below £500,000; no relief above £500,000.
- Additional property surcharge: +5% on every band (raised from 3% in October 2024). Applies to second homes and buy-to-let.
- Scotland uses Land and Buildings Transaction Tax (LBTT); Wales uses Land Transaction Tax (LTT) — different rates apply.
- SDLT is due within 14 days of completion; your solicitor normally handles filing and payment.
2026/27 SDLT rates — England and Northern Ireland
| Purchase price band | Standard | First-time buyer | Additional property |
|---|---|---|---|
| £0 to £125,000 | 0% | 0% | 5% |
| £125,001 to £250,000 | 2% | 0% (FTB) | 7% |
| £250,001 to £300,000 | 5% | 0% (FTB) | 10% |
| £300,001 to £500,000 | 5% | 5% | 10% |
| £500,001 to £925,000 | 5% | 5% (no FTB relief) | 10% |
| £925,001 to £1,500,000 | 10% | 10% | 15% |
| Above £1,500,000 | 12% | 12% | 17% |
Source: gov.uk — SDLT residential property rates. Verify before any transaction.
Worked example — £400,000 standard purchase
| Band | Slice | Rate | Tax |
|---|---|---|---|
| £0–£125,000 | £125,000 | 0% | £0 |
| £125,001–£250,000 | £125,000 | 2% | £2,500 |
| £250,001–£400,000 | £150,000 | 5% | £7,500 |
| Total SDLT | £400,000 | — | £10,000 |
| Effective rate | 2.5% | ||
Frequently asked questions
When is SDLT due?
Within 14 days of completion. Your conveyancing solicitor normally files the SDLT return and pays on your behalf from funds you provide at completion. Late payment attracts interest and penalties.
Can I reclaim the additional-property surcharge?
Yes — if you buy a new main home before selling your old one, you pay the 5% surcharge upfront, but you can apply to HMRC for a refund if you sell the previous main home within 3 years of buying the new one.
Does SDLT apply in Scotland or Wales?
No. Scotland uses Land and Buildings Transaction Tax (LBTT) and Wales uses Land Transaction Tax (LTT) — both with different rates and bands. This calculator covers England and Northern Ireland only.