Stamp duty is one of the largest transaction costs when buying property in the UK. The rules differ between England, Scotland and Wales, and several reliefs · most notably for first-time buyers · can significantly reduce the bill. This guide covers all three nations for 2026/27.
Stamp Duty Land Tax (SDLT) is a tax on the purchase of land and property in England and Northern Ireland. Scotland has its own equivalent called Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT). All three are based on the purchase price of the property, but the rates and thresholds differ.
Stamp duty is due within 14 days of the completion of a property purchase. Conveyancing solicitors normally handle the calculation and payment on your behalf as part of the purchase process.
SDLT in England is charged on a tiered basis · you pay the rate for each band only on the portion of the price falling within that band, not on the entire price. The standard rates for residential property are:
Note: the nil-rate threshold was permanently set at £250,000 from April 2025, reversing the temporary increase that had been in place during the stamp duty holiday period.
First-time buyers purchasing a property they intend to live in as their main residence are eligible for SDLT relief. Under the 2026/27 rules:
To qualify, neither you nor anyone you are buying with must have previously owned a residential property anywhere in the world. Inheriting or being gifted a share of a property (even a small share) counts as owning a property for these purposes.
Buyers of additional residential properties (second homes, buy-to-let properties, investment properties) pay a surcharge of 5% on top of standard SDLT rates on the entire purchase price, on properties costing more than £40,000. This applies from the first pound of the purchase price, not from a threshold.
So the effective rates for additional dwellings are:
If you are replacing your main residence, the surcharge may not apply · the rules here are complex and depend on the timing of buying and selling.
Enter the purchase price and buyer type to get your exact SDLT, LBTT or LTT figure for 2026/27.
Open Stamp Duty Calculator →| Purchase Price | £400,000 |
| Standard SDLT (0% up to £250,000) | £0 |
| First-Time Buyer Relief applies up to £425,000 | — |
| SDLT on £250,001 to £400,000 @ 0% (FTB relief) | £0 |
| Total SDLT Due | £0 |
| Purchase Price | £400,000 |
| 0% on first £250,000 | £0 |
| 5% on £150,000 (£250,001 to £400,000) | £7,500 |
| Total SDLT Due | £7,500 |
Scotland replaced SDLT with LBTT for transactions completing from 1 April 2015. The rates for 2026/27 residential purchases are:
First-time buyers in Scotland receive the First Home Fund and FTB relief, raising the nil-rate threshold to £175,000 for qualifying purchases. A 6% Additional Dwelling Supplement (ADS) applies to additional properties.
| Purchase Price | £300,000 |
| 0% on first £145,000 | £0 |
| 2% on £105,000 (£145,001 to £250,000) | £2,100 |
| 5% on £50,000 (£250,001 to £300,000) | £2,500 |
| Total LBTT Due | £4,600 |
Wales introduced LTT in April 2018. The residential rates for 2026/27 are:
Wales does not have a dedicated first-time buyer relief, but the higher nil-rate threshold of £225,000 means first-time buyers buying at the lower end of the market pay no LTT. An additional 4% surcharge applies to additional dwellings in Wales.
| Purchase Price | £350,000 |
| 0% on first £225,000 | £0 |
| 6% on £125,000 (£225,001 to £350,000) | £7,500 |
| Total LTT Due | £7,500 |
Stamp duty must be paid within 14 days of the completion date of your property purchase. Your solicitor will normally pay it on your behalf from funds you provide, deducting it from your completion statement. Late payment attracts interest and penalties from HMRC.
Use our free stamp duty calculator to get an exact figure for any property purchase in England, Scotland or Wales.
Open Calculator →Shared ownership buyers have a choice: pay SDLT on the full market value of the property (market value election) or pay only on the share you are buying initially, with further SDLT due as you staircase to higher shares. The right approach depends on the price and your plans to staircase. A conveyancer can advise which basis is more cost-effective in your situation.
No. SDLT is a transaction tax paid when you buy, not a recurring charge. It is not refundable on sale. However, if you paid the additional dwellings surcharge when purchasing a new main residence but were unable to sell your previous home at the same time, you may be able to reclaim the surcharge within 36 months of completing the sale of your previous property.
Yes. Non-UK residents purchasing residential property in England and Northern Ireland pay an additional 2% surcharge on top of standard SDLT rates. This applies if you have spent fewer than 183 days in the UK in the 12 months before the purchase. This surcharge is in addition to any additional dwellings surcharge that may also apply.
For informational purposes only · Not financial advice · Tax rates shown are for 2026/27 · Always verify SDLT/LBTT/LTT with your solicitor