Guide · Tax
Stamp Duty Land Tax: Rates, Thresholds, and First-Time Buyer Relief
Stamp Duty changed significantly in April 2025 when the pandemic-era thresholds expired. First-time buyer relief is worth less than it was in 2022–25. Here is exactly how much you will pay in England, Scotland, and Wales.
England & Northern Ireland: SDLT rates from April 2025
SDLT is charged on a tiered basis — each rate applies only to the portion of the purchase price within that band, not the whole price.
| Band | Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Above £1,500,000 | 12% |
SDLT at common price points
| Purchase price | Standard SDLT | First-time buyer SDLT |
|---|---|---|
| £200,000 | £1,500 | £0 |
| £300,000 | £5,000 | £0 |
| £400,000 | £10,000 | £5,000 |
| £500,000 | £15,000 | £10,000 |
| £600,000 | £20,000 | £20,000 (no relief above £500k) |
| £800,000 | £30,000 | £30,000 |
First-time buyer relief provides 0% on the first £300,000 and 5% on £300,001–£500,000, on purchases up to £500,000. Above £500,000, no first-time buyer relief applies.
The buy-to-let and second home surcharge
A 5% surcharge applies on top of all standard rates for additional residential properties. This applies to buy-to-let, second homes, holiday homes, and any residential purchase when the buyer already owns another residential property anywhere in the world. The surcharge was raised from 3% to 5% in October 2024.
| Buyer type | Standard SDLT | Surcharge | Total SDLT |
|---|---|---|---|
| First-time buyer | £0 | £0 | £0 |
| Standard residential mover | £5,000 | £0 | £5,000 |
| Buy-to-let / second home | £5,000 | £15,000 | £20,000 |
Scotland and Wales
Scotland uses Land and Buildings Transaction Tax (LBTT) with different bands: 0% up to £145,000; 2% on £145,001–£250,000; 5% on £250,001–£325,000; 10% on £325,001–£750,000; 12% above £750,000. First-time buyer relief raises the nil-rate threshold to £175,000.
Wales uses Land Transaction Tax (LTT): 0% up to £225,000; 6% on £225,001–£400,000; 7.5% on £400,001–£750,000; 10% on £750,001–£1.5m; 12% above £1.5m. Wales has no first-time buyer relief, but the higher starting threshold provides some benefit.
Frequently asked questions
What are the Stamp Duty thresholds in England from April 2025?
From 1 April 2025, the nil-rate threshold reverted from £250,000 back to £125,000. Rates: 0% on the first £125,000; 2% on £125,001–£250,000; 5% on £250,001–£925,000; 10% on £925,001–£1.5m; 12% above £1.5m. First-time buyers get 0% on the first £300,000 (reduced from the £425,000 relief that applied between September 2022 and March 2025), with 5% on the next £200,000 (up to £500,000 purchase price to qualify).
What is the buy-to-let and second home stamp duty surcharge?
Additional residential properties — including buy-to-let, second homes, and holiday homes — attract a 5% surcharge on top of all standard rates (raised from 3% to 5% in October 2024). On a £250,000 buy-to-let purchase, the surcharge adds £12,500 on top of the standard £2,500 SDLT, giving a total of £15,000.
Is stamp duty payable in Scotland and Wales?
No — Scotland has Land and Buildings Transaction Tax (LBTT) with its own bands, and Wales has Land Transaction Tax (LTT). Both have different thresholds and rates from English SDLT. Our stamp duty calculator covers England and Northern Ireland (which share SDLT), Scotland (LBTT), and Wales (LTT).
When do you pay stamp duty and who organises it?
SDLT must be paid within 14 days of completion. Your solicitor or conveyancer typically handles the SDLT return and payment as part of the conveyancing process, deducting it from your completion funds. SDLT applies at exchange of contracts in Scotland for LBTT, but England follows the completion date.