There are no new Stamp Duty Land Tax (SDLT) changes in 2026. But millions of UK buyers are still adjusting to the significant cuts to thresholds that took effect on 1 April 2025 — and the confusion is costing people thousands. This is a complete guide to what you actually pay in 2026, based on HMRC's current rates.
What changed on 1 April 2025
Temporary higher SDLT thresholds put in place in September 2022 expired on 31 March 2025, reverting to the previous lower levels:
- Standard buyers: nil-rate threshold dropped from £250,000 to £125,000
- First-time buyers: nil-rate threshold dropped from £425,000 to £300,000
- First-time buyer relief cap: dropped from £625,000 to £500,000 (above this, first-time buyer relief does not apply at all)
- Additional properties surcharge: increased from 3% to 5% on top of standard rates
No further changes have been announced for 2026. These rates apply through to at least the next Budget.
Stamp Duty rates for 2026 — standard buyers (main residence)
| Property price band | SDLT rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 to £250,000 | 2% |
| £250,001 to £925,000 | 5% |
| £925,001 to £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Stamp Duty rates for 2026 — first-time buyers
| Property price band | SDLT rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 to £500,000 | 5% |
| Over £500,000 | First-time buyer relief does not apply — standard rates used |
Stamp Duty rates for 2026 — additional properties (second homes, buy-to-let)
Add 5% surcharge to each standard rate band:
| Property price band | SDLT rate (additional property) |
|---|---|
| Up to £125,000 | 5% |
| £125,001 to £250,000 | 7% |
| £250,001 to £925,000 | 10% |
| £925,001 to £1,500,000 | 15% |
| Over £1,500,000 | 17% |
Non-UK resident surcharge: add a further 2% on top of the rates above.
Worked examples for 2026
£400,000 home mover (not a first-time buyer)
- 0% on first £125,000 = £0
- 2% on next £125,000 = £2,500
- 5% on final £150,000 = £7,500
- Total SDLT = £10,000
£400,000 first-time buyer
- 0% on first £300,000 = £0
- 5% on final £100,000 = £5,000
- Total SDLT = £5,000
£400,000 second home
- 5% on first £125,000 = £6,250
- 7% on next £125,000 = £8,750
- 10% on final £150,000 = £15,000
- Total SDLT = £30,000
Key differences vs pre-April 2025
- A standard buyer on a £400,000 property pays £2,500 more than before the cut.
- A first-time buyer on a £400,000 property pays £5,000 (previously £0).
- A first-time buyer on a £525,000 property now pays the full standard rate — no first-time buyer relief at all, because the £500,000 cap applies.
Scotland and Wales
SDLT applies only in England and Northern Ireland. Scotland operates Land and Buildings Transaction Tax (LBTT) and Wales operates Land Transaction Tax (LTT), each with its own thresholds and rates set independently by the Scottish and Welsh Governments. Neither is affected by the April 2025 English changes.
When and how to pay
SDLT must be paid to HMRC within 14 days of the completion date of your purchase. In practice, your solicitor or licensed conveyancer submits the return and payment on your behalf as part of the completion process. Late filing or late payment attracts penalties and interest.
Disclaimer
This article is for general information only and does not constitute tax or legal advice. SDLT rules include several reliefs and exceptions (probate, divorce, multiple dwellings, mixed-use property) that can materially change the liability. Always obtain specific advice from a qualified conveyancer or tax adviser before relying on any figure for your own purchase.
FAQ
Are further Stamp Duty changes expected in 2026?
No changes have been announced. The next scheduled opportunity for changes would be the Autumn Budget.
Does first-time buyer relief apply to both partners if only one has bought before?
No. To qualify for first-time buyer relief, all buyers named on the purchase must be first-time buyers.
If I buy a new main home before selling my old one, do I pay the additional property surcharge?
Yes, initially. However, if you sell your previous main residence within 36 months, you can claim a refund of the surcharge from HMRC.
