Key facts
- The nil-rate band reverts to £125,000 from 1 April 2025 (was £250,000 temporarily).
- Rates are progressive: 0%, 2%, 5%, 10%, 12% on successive slices.
- An additional 5% surcharge applies to second homes and buy-to-lets (from 31 October 2024).
- Non-UK residents pay an extra 2% surcharge on top of all other rates.
- First-time buyers benefit from a £300,000 nil-rate band on properties up to £500,000.
Standard Residential Rates (from 1 April 2025)
The following rates apply to purchases of residential property by individuals who do not already own another property and are not non-UK residents:[1]
| Purchase Price Band | SDLT Rate |
|---|---|
| Up to £125,000 | 0% |
| £125,001 – £250,000 | 2% |
| £250,001 – £925,000 | 5% |
| £925,001 – £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Temporary rates ended: Between 23 September 2022 and 31 March 2025, a temporary nil-rate band of £250,000 applied. From 1 April 2025, the nil-rate band reverts to £125,000, meaning buyers of properties between £125,001 and £250,000 now pay SDLT where previously they did not.
Worked Example: Standard Purchase
You buy a house for £450,000 (your only property):
| Slice | Amount | Rate | SDLT |
|---|---|---|---|
| £0 – £125,000 | £125,000 | 0% | £0 |
| £125,001 – £250,000 | £125,000 | 2% | £2,500 |
| £250,001 – £450,000 | £200,000 | 5% | £10,000 |
| Total SDLT | £12,500 | ||
Higher Rates for Additional Dwellings (from 31 October 2024)
If you are buying a residential property and you already own (or will own after the purchase) another residential property, an additional 5% surcharge applies on every slice:[3]
| Purchase Price Band | Standard Rate | Higher Rate (+ 5%) |
|---|---|---|
| Up to £125,000 | 0% | 5% |
| £125,001 – £250,000 | 2% | 7% |
| £250,001 – £925,000 | 5% | 10% |
| £925,001 – £1,500,000 | 10% | 15% |
| Over £1,500,000 | 12% | 17% |
The higher-rate surcharge was increased from 3% to 5% by the Autumn Budget 2024, effective from 31 October 2024.[2]
Worked Example: Additional Dwelling
You buy a £300,000 buy-to-let property (you already own your main home):
| Slice | Amount | Rate | SDLT |
|---|---|---|---|
| £0 – £125,000 | £125,000 | 5% | £6,250 |
| £125,001 – £250,000 | £125,000 | 7% | £8,750 |
| £250,001 – £300,000 | £50,000 | 10% | £5,000 |
| Total SDLT | £20,000 | ||
Non-Resident Surcharge (+ 2%)
Non-UK residents buying residential property pay an additional 2% on top of all other rates. For a non-resident buying an additional dwelling, the combined surcharge is 7% above the standard rates:[1]
| Purchase Price Band | Standard | Additional Dwelling | Non-Resident + Additional |
|---|---|---|---|
| Up to £125,000 | 0% | 5% | 7% |
| £125,001 – £250,000 | 2% | 7% | 9% |
| £250,001 – £925,000 | 5% | 10% | 12% |
| £925,001 – £1,500,000 | 10% | 15% | 17% |
| Over £1,500,000 | 12% | 17% | 19% |
First-Time Buyer Rates
First-time buyers purchasing a property for £500,000 or less benefit from reduced rates. From 1 April 2025:[1]
| Purchase Price Band | FTB Rate |
|---|---|
| Up to £300,000 | 0% |
| £300,001 – £500,000 | 5% |
If the purchase price exceeds £500,000, first-time buyer relief is lost and the standard rates apply instead.
Tip: Use the HMRC SDLT calculator at gov.uk/stamp-duty-land-tax to check the exact amount for your purchase. Always confirm with your solicitor, as your circumstances (additional property, non-residence, first-time buyer status) affect the calculation.
Frequently Asked Questions
What are the SDLT rates for 2025/26?
For completions from 1 April 2025, the standard residential rates are: 0% on the first £125,000, 2% on £125,001–£250,000, 5% on £250,001–£925,000, 10% on £925,001–£1,500,000, and 12% above £1,500,000.
How much SDLT will I pay on a £300,000 house?
For a standard purchase (not a first-time buyer, not an additional property): 0% on the first £125,000 = £0, plus 2% on the next £125,000 = £2,500, plus 5% on the remaining £50,000 = £2,500. Total SDLT: £5,000.
What changed on 1 April 2025?
The temporary nil-rate band of £250,000 (introduced in September 2022) reverted to the permanent threshold of £125,000. The first-time buyer nil-rate band also reverted from £425,000 to £300,000, and the FTB purchase price cap dropped from £625,000 to £500,000.
How does the 5% surcharge work?
If you are buying an additional residential property (second home, buy-to-let, or company purchase), you pay an extra 5% on every slice of the purchase price — including the nil-rate band. So the rates become 5%, 7%, 10%, 15%, and 17%.
Further Reading
- First-Time Buyer Relief — eligibility and worked examples
- Higher Rates for Additional Dwellings — the 5% surcharge in detail
- Non-Resident Surcharge (2%) — rules for overseas buyers
- Commercial SDLT Rates — rates for non-residential property
- SDLT Rates History — how rates have changed over the years
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Sources
- Stamp Duty Land Tax rates — GOV.UK
- Autumn Budget 2024: Stamp Duty Land Tax changes — GOV.UK
- Higher rates for additional dwellings — GOV.UK
- SDLTM09500 – SDLT: rates of tax — HMRC