UK Stamp Duty in 2026: Rates, Bands and Surcharges Explained
Stamp Duty Land Tax (SDLT) is usually the biggest single fee you will pay when buying a home in England or Northern Ireland, and the bill varies enormously depending on who you are: a first-time buyer, a home mover, a second-home owner or someone living outside the UK.
This guide sets out the bands in force in 2026, according to HMRC guidance on GOV.UK, and shows how the surcharges stack up for overseas buyers. Scotland and Wales run their own, different property taxes, which we cover briefly at the end.
The standard SDLT bands in 2026
SDLT is charged in slices, so you only pay each rate on the part of the price that falls within that band. The thresholds below have applied since April 2025 and are current as of August 2026, per GOV.UK.
For a home mover buying a £300,000 house as their only property, the bill works out at £5,000: nothing on the first £125,000, 2% on the next £125,000 (£2,500) and 5% on the remaining £50,000 (£2,500).
- Up to £125,000 — 0%
- £125,001 to £250,000 — 2%
- £250,001 to £925,000 — 5%
- £925,001 to £1.5 million — 10%
- Above £1.5 million — 12%
First-time buyer relief
If you have never owned a property anywhere in the world and intend to live in the home, you qualify for reduced rates. On the £300,000 example above, a first-time buyer pays no SDLT at all.
The relief disappears entirely if the price exceeds £500,000 — in that case you pay the standard home-mover rates on the whole amount.
- Up to £300,000 — 0%
- £300,001 to £500,000 — 5% on that portion
- Over £500,000 — no relief; standard rates apply
The 5% additional-property surcharge
If buying means you will own more than one residential property — a second home, a holiday home or a buy-to-let — a 5% surcharge is added on top of each band, including the 0% band. Property you own abroad counts towards this test.
On a £300,000 purchase, the surcharge adds £15,000, taking the total from £5,000 to £20,000.
The 2% non-resident surcharge
Buyers who were not present in the UK for at least 183 days in the 12 months before completion pay a further 2% across all bands. This stacks with the additional-property surcharge, so a non-resident buying a second home pays 7 percentage points above the standard rates.
Worked example: a non-UK resident buying a £300,000 property that is not their only home pays roughly £26,000 — the £5,000 standard bill plus 7% of the full price. If you move to the UK and meet the 183-day presence test shortly after buying, you may be able to reclaim the 2% element; check the rules on GOV.UK before assuming a refund.
Scotland and Wales are different
SDLT only applies in England and Northern Ireland. Scotland charges Land and Buildings Transaction Tax (LBTT) and Wales charges Land Transaction Tax (LTT), each with their own bands, first-time buyer treatment and additional-property surcharges.
Rates and thresholds across all three systems can change at any Budget, so confirm the current figures with HMRC, Revenue Scotland or the Welsh Revenue Authority before you commit. Habio's UK buyer guides link the relevant calculators for each nation.
- England and Northern Ireland — SDLT, paid to HMRC within 14 days of completion
- Scotland — LBTT, administered by Revenue Scotland
- Wales — LTT, administered by the Welsh Revenue Authority
Frequently asked questions
How much stamp duty will I pay on a £300,000 house in England?
As a home mover buying your only property, £5,000. A first-time buyer pays nothing. If it is an additional property, add 5% of the price (£15,000); if you are also non-UK resident, add a further 2% (£6,000).
Do foreign buyers pay more stamp duty in the UK?
Yes. Buyers not present in the UK for at least 183 days in the 12 months before completion pay a 2% surcharge on top of the other SDLT rates in England and Northern Ireland.
Does stamp duty apply in Scotland and Wales?
No. Scotland charges Land and Buildings Transaction Tax and Wales charges Land Transaction Tax instead, with different bands and surcharges set by Revenue Scotland and the Welsh Revenue Authority.
When do I have to pay SDLT?
Your return must be filed and the tax paid within 14 days of completion. In practice your solicitor or conveyancer usually handles both as part of the purchase.
Can non-residents reclaim the 2% SDLT surcharge?
Sometimes. If you subsequently spend enough time in the UK to meet the 183-day residence test within the window set out in HMRC guidance, you can amend your return and claim a refund of the 2% element.
Sources
This article is general information, not legal, tax or financial advice. Markets and rules change — verify the current position with official sources before acting. Published 2 August 2026.