What is Stamp Duty?
Stamp duty is a tax paid when you buy a property above a certain threshold in the UK. The name differs by nation:
England and Northern Ireland: Stamp Duty Land Tax (SDLT) Scotland: Land and Buildings Transaction Tax (LBTT) Wales: Land Transaction Tax (LTT)
The tax is charged on a tiered basis — you pay different rates on different portions of the purchase price, similar to income tax bands.
England and Northern Ireland — SDLT Rates 2025
Following changes in April 2025, the standard SDLT rates for residential property in England and Northern Ireland are:
£0–£125,000: 0% £125,001–£250,000: 2% £250,001–£925,000: 5% £925,001–£1,500,000: 10% Above £1,500,000: 12%
Example: On a £350,000 purchase, you pay 0% on the first £125,000 (£0), 2% on the next £125,000 (£2,500), and 5% on the remaining £100,000 (£5,000). Total SDLT: £7,500.
Use our stamp duty calculator for an instant result based on your purchase price.
First-Time Buyer Relief
First-time buyers in England and Northern Ireland receive stamp duty relief:
£0–£300,000: 0% (no stamp duty) £300,001–£500,000: 5% on the portion above £300,000
If the property costs more than £500,000, first-time buyer relief does not apply and standard rates are charged in full.
Example: A first-time buyer purchasing a £350,000 property pays 0% on the first £300,000 (£0) and 5% on £50,000 (£2,500). Total SDLT: £2,500 — saving £5,000 compared to the standard rate.
Additional Property Surcharge (Buy-to-Let and Second Homes)
If you already own a property and are purchasing an additional one — including a buy-to-let or a second home — a 3% surcharge applies on top of all standard SDLT rates.
So the effective rates become: 3%, 5%, 8%, 13%, 15% across the same bands.
The surcharge applies even if the additional property is lower in value than your main residence. If you are replacing your main residence (selling your old home and buying a new one), the surcharge does not apply — but only if you complete the sale of the old home before or on the same day as buying the new one.
Scotland and Wales
Scotland — LBTT (2025): £0–£145,000: 0% £145,001–£250,000: 2% £250,001–£325,000: 5% £325,001–£750,000: 10% Above £750,000: 12%
First-time buyers in Scotland receive a £2,000 discount on their LBTT bill.
Wales — LTT (2025): £0–£225,000: 0% £225,001–£400,000: 6% £400,001–£750,000: 7.5% £750,001–£1,500,000: 10% Above £1,500,000: 12%
Wales does not currently have a separate first-time buyer relief. Always verify current rates with the relevant revenue authority before completing a purchase.
When is Stamp Duty Due?
SDLT (England/NI) must be submitted and paid within 14 days of completion. Your solicitor or conveyancer will handle the calculation and submission as part of the conveyancing process.
LBTT (Scotland) must be submitted within 30 days of completion. LTT (Wales) must also be submitted within 30 days.
Failure to submit on time results in automatic penalties and interest charges. In practice, your solicitor handles this — it is extremely rare for a buyer to miss the deadline.