If you are buying property in England or Northern Ireland in 2026, you may need to pay Stamp Duty Land Tax (SDLT).
Stamp duty UK rates have applied in their current form since 1 April 2025 and remain unchanged this year. The amount you pay depends on the purchase price, whether you are a first-time buyer, and whether you already own property.
Stamp Duty must usually be paid within 14 days of completion, and the tax is calculated using a tiered system, meaning different rates apply to different portions of the property price.
Below, we explain current rates, first time buyer stamp duty relief, stamp duty on second home purchases, stamp duty exemptions, and when to pay stamp duty.
What Is Stamp Duty UK?
Stamp Duty Land Tax (SDLT) is a tax paid when you purchase property or land in England and Northern Ireland above certain price thresholds.
Stamp duty UK applies to:
- Freehold property
- Leasehold property
- Shared ownership purchases
- Buy‑to‑let investments
- Second homes
The tax is paid by the buyer, not the seller. In most cases, an SDLT return must be submitted even if no tax is due.
Different systems apply elsewhere in the UK. In Scotland, buyers pay Land and Buildings Transaction Tax (LBTT). In Wales, the equivalent is Land Transaction Tax (LTT).
How Much Stamp Duty Do I Need to Pay?
The amount of stamp duty you pay depends on several factors, including the purchase price, whether the property is residential or non‑residential, whether you qualify for first time buyer stamp duty relief, and whether the purchase counts as a second property.
How Stamp Duty Is Calculated (Tiered System Explained)
Stamp Duty is calculated using a tiered system. This means you do not pay one flat rate on the full purchase price. Instead, different tax rates apply to different portions of the property value.
Each rate only applies to the part of the price that falls within that band. For example, if you purchase a property for £300,000, you would not pay 5% on the full £300,000. Instead:
- 0% applies to the portion within the first band
- 2% applies to the next band
- 5% applies only to the remaining amount
This progressive structure ensures that higher rates are only charged on the higher portions of the purchase price.
The exact amount of Stamp Duty you pay therefore depends on which thresholds your purchase price falls into, outlined below. Our Stamp Duty Calculator can help estimate the amount of SDLT you may need to pay.
Standard Stamp Duty Rates 2026
The following Stamp Duty UK rates apply to standard residential property purchases in England and Northern Ireland. These thresholds have been in place since 1 April 2025 and remain unchanged in 2026.
First Time Buyer Stamp Duty in 2026
To qualify for first home buyer stamp duty relief:
- You must never have owned a property anywhere in the world
- The property must be your main residence
- All joint purchasers must meet the eligibility criteria
In 2026, first-time buyers pay:
If the purchase price exceeds £500,000, first-time buyer relief does not apply and the standard Stamp Duty UK rates must be used for the full amount.
Stamp Duty on Second Home and Buy-to-Let Property in 2026
If you already own a residential property and purchase another, you will pay higher rates of stamp duty on second home purchases.
This applies to:
- Buy‑to‑let investments
- Holiday homes
- Second residential properties
- Properties purchased where you are not replacing your main residence
These higher rates apply to the entire purchase unless you are replacing your main residence.
Claiming Back Stamp Duty on Second Home
In some circumstances, you may be eligible for claiming back stamp duty on second home purchases.
This typically applies where you:
- Buy a new property before selling your existing main residence
- Pay the additional 5% surcharge because you temporarily own two properties
- Later sell your previous main home
If you are replacing your main residence and sell your previous home within three years of completing the new purchase, you can usually reclaim the 5% surcharge.
How Long Do You Have to Claim a Refund?
You must apply for a refund within 12 months of selling your previous main residence, or 12 months of the filing deadline of the SDLT return for the new property (whichever is later).
The refund only applies to the additional 5% surcharge, not the standard portion of the Stamp Duty paid.
Because the rules can be technical, particularly where properties are jointly owned or involve separation or divorce, taking advice before submitting a claim can help avoid delays or rejected applications.
Stamp Duty Exemptions and Reliefs
In certain situations, you may qualify for stamp duty exemptions or reliefs that reduce or eliminate the amount of SDLT payable.
Some of the most common exemptions and reliefs include:
First-Time Buyer Relief
Eligible first-time buyers benefit from a higher 0% threshold, as outlined above.
Transfers Following Divorce or Separation
Stamp Duty is generally not payable when property is transferred between spouses or civil partners as part of a divorce or dissolution settlement.
Gifts and Inheritance
If a property is transferred as a genuine gift and no money changes hands (and no mortgage is taken on), Stamp Duty is usually not payable. Similarly, property inherited through a will is not subject to SDLT.
However, if you take on an existing mortgage as part of the transfer, SDLT may be due on the value of the mortgage assumed.
Property Purchased for Less Than £40,000
Residential properties purchased for under £40,000 are exempt from SDLT.
Charities Relief
Charities may qualify for relief where the property is purchased for charitable purposes.
Multiple Dwellings Relief
Where more than one dwelling is purchased in a single transaction, special rules may apply that can reduce the overall SDLT liability.
Eligibility for relief depends on the specific circumstances of the transaction, and incorrect claims can result in penalties or interest. It is important to ensure any exemption is properly declared in the SDLT return.
When to Pay Stamp Duty
Stamp Duty must be paid within 14 days of completion of the property purchase. Completion is the date when ownership is legally transferred to you, not the date contracts are exchanged.
An SDLT return must also be submitted to HMRC within the same 14‑day period, even if no tax is due (for example, where first-time buyer relief reduces the amount to £0).
In most cases, your solicitor or conveyancer will:
- Calculate the amount of Stamp Duty due
- Submit the SDLT return
- Arrange payment to HMRC on your behalf
However, the legal responsibility for ensuring Stamp Duty is paid on time rests with the buyer. Late filing or late payment can result in penalties and interest charges.
Because Stamp Duty is normally payable shortly after completion, buyers should ensure funds are available in advance, as it cannot usually be added to a standard residential mortgage.
Stamp Duty on Non‑Residential and Mixed‑Use Property
Different Stamp Duty rules apply to non‑residential and mixed‑use property. Non‑residential property includes:
- Commercial premises (such as offices, shops and warehouses)
- Agricultural land
- Development land
- Forests
- Any property that is not used as a dwelling
Mixed‑use property refers to transactions that include both residential and commercial elements, for example, a flat above a shop. In 2026, the non‑residential SDLT rates in England and Northern Ireland are:
These rates are generally lower than standard residential rates and do not include the 5% second property surcharge.
Correctly classifying a property as residential, non‑residential or mixed‑use is important, as HMRC may challenge incorrect claims.
Stamp Duty Guidance at Ryans
At Ryans, we can help you calculate your stamp duty and identify any opportunities for relief as part of our Property & Real Estate Services. Get in touch with our team today to find out more.
FAQ's
Do first time buyers pay stamp duty in 2026?
Do first time buyers pay stamp duty in 2026?
Yes, but many will pay a reduced amount or no Stamp Duty at all. First-time buyers benefit from a 0% rate on purchases up to £300,000, and 5% on the portion between £300,001 and £500,000. If the purchase price exceeds £500,000, standard Stamp Duty UK rates apply.
Contact UsWhen do you pay stamp duty?
Stamp Duty Land Tax (SDLT) is due within 14 days of completion of the property purchase. "Completion" is the day when all transactions are concluded, and you become the owner of the property.
It's important to ensure that your solicitor, conveyancer, or you (if you are managing the process) submit the SDLT return and make the payment within this timeframe to avoid penalties and interest for late payment.
Contact UsHow much is stamp duty on a second home?
Stamp duty on second home purchases includes an additional 5% surcharge on top of the standard residential rates. The exact amount depends on the purchase price and is calculated using the same tiered system.
Contact UsCan I claim back stamp duty on a second home?
You may be eligible for claiming back stamp duty on second home purchases if you are replacing your main residence and sell your previous home within three years. The refund applies to the additional 5% surcharge and must be claimed within the required deadline.
Contact UsDo I pay stamp duty if I am buying with someone else?
If buying jointly, Stamp Duty is calculated based on the full purchase price. For first time buyer stamp duty relief to apply, all buyers must meet the eligibility criteria. If one buyer already owns property, the higher second property stamp duty rates may apply.
Contact UsIs Stamp Duty the same across the UK?
No. Stamp Duty Land Tax (SDLT) applies in England and Northern Ireland. Scotland uses Land and Buildings Transaction Tax (LBTT), and Wales uses Land Transaction Tax (LTT). Rates and thresholds differ in each nation.
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