Stamp Duty Land Tax: the complete guide

General guidance, not a personal recommendation. Lender criteria, insurance terms and costs depend on the product and your circumstances. Numerical examples are illustrations unless expressly identified as an individual quote. Check current terms with your adviser and tax or legal points with the relevant specialist.

Stamp Duty Land Tax (SDLT) is a tax paid by the buyer when purchasing residential property in England and Northern Ireland (Scotland has Land and Buildings Transaction Tax, Wales has Land Transaction Tax). It's due within 14 days of completion and is normally paid by your conveyancer on your behalf from the funds at completion.

Stamp Duty is banded, you only pay each rate on the portion of the purchase price that falls within that band. This page covers the current rates, the reliefs and surcharges, worked examples, and the most common questions we're asked. The examples below assume a residential purchase in England or Northern Ireland by a UK resident for SDLT purposes, with no other reliefs or exemptions. Always confirm the amount due with your conveyancer at the point of purchase.

Standard Stamp Duty rates (main residence)

These standard rates apply when higher rates for additional properties do not apply, for example where the purchase leaves you owning only one residential property or you qualify as replacing your main residence:

• Up to £125,000, 0%
• £125,001 to £250,000, 2%
• £250,001 to £925,000, 5%
• £925,001 to £1.5m, 10%
• Above £1.5m, 12%

First-time buyer relief

If every buyer is a first-time buyer and has never owned residential property anywhere in the world, and you are buying your only or main residence:

• Up to £300,000, 0%
• £300,001 to £500,000, 5%
• Above £500,000, no first-time buyer relief available, standard rates apply

Additional property surcharge

If the higher rates for additional properties apply to your second-home or buy-to-let purchase, an additional 5% surcharge applies on top of standard rates on the whole purchase price. So a £300k buy-to-let attracts £300k x 5% = £15,000 in surcharge plus the normal tiered amounts.

Non-UK resident surcharge

If you're not UK-resident for SDLT purposes, an additional 2% surcharge applies on top of everything else. Overseas buyers of a second home therefore pay standard + 5% + 2% = 7% above normal rates.

For the current rules and eligibility conditions, see HMRC residential SDLT rates and HMRC higher rates and refunds guidance.

Worked examples

£350,000 home, first-time buyer

first-time buyer relief applies. 0% on first £300k, 5% on £50k = £2,500.

£350,000 home, replacing main residence

Standard rates. 0% on first £125k, 2% on next £125k (£2,500), 5% on next £100k (£5,000) = £7,500.

£350,000 second home or buy-to-let

Assuming the higher rates apply: standard £7,500 plus 5% surcharge on the whole £350k (£17,500) = £25,000.

£600,000 home, replacing main residence

0% on first £125k, 2% on next £125k (£2,500), 5% on next £350k (£17,500) = £20,000.

£1,200,000 home, replacing main residence

0% on first £125k, 2% on next £125k (£2,500), 5% on next £675k (£33,750), 10% on next £275k (£27,500) = £63,750.