Stamp Duty Land Tax (SDLT) Guide 2026/27
Stamp Duty Land Tax is a tax on property purchases in England and Northern Ireland. Scotland has LBTT and Wales has LTT.
Standard SDLT Rates 2026/27
| Property Value | Rate |
|---|---|
| £0 - £125,000 | 0% |
| £125,001 - £250,000 | 2% |
| £250,001 - £925,000 | 5% |
| £925,001 - £1,500,000 | 10% |
| Over £1,500,000 | 12% |
First-Time Buyer Relief
First-time buyers get reduced rates on properties up to £500,000:
| Property Value | Rate |
|---|---|
| £0 - £300,000 | 0% |
| £300,001 - £500,000 | 5% |
No relief available on properties over £500,000 - standard rates apply to entire purchase.
Qualifying as First-Time Buyer
You must:
- Never have owned residential property anywhere in the world
- Intend to live in the property as your main home
Second Home & Buy-to-Let Surcharge
A 3% surcharge applies to:
- Second homes
- Buy-to-let properties
- Properties bought by companies
Added to each rate band:
| Property Value | Standard Rate | With 3% Surcharge |
|---|---|---|
| £0 - £125,000 | 0% | 3% |
| £125,001 - £250,000 | 2% | 5% |
| £250,001 - £925,000 | 5% | 8% |
| £925,001 - £1,500,000 | 10% | 13% |
| Over £1,500,000 | 12% | 15% |
Calculation Examples
Example 1: Standard Purchase £350,000
| Band | Value | Rate | Tax |
|---|---|---|---|
| £0 - £125k | £125,000 | 0% | £0 |
| £125k - £250k | £125,000 | 2% | £2,500 |
| £250k - £350k | £100,000 | 5% | £5,000 |
| Total | £7,500 |
Example 2: First-Time Buyer £400,000
| Band | Value | Rate | Tax |
|---|---|---|---|
| £0 - £300k | £300,000 | 0% | £0 |
| £300k - £400k | £100,000 | 5% | £5,000 |
| Total | £5,000 |
Saving vs standard rates: £5,000
Example 3: Buy-to-Let £300,000
| Band | Value | Rate | Tax |
|---|---|---|---|
| £0 - £125k | £125,000 | 3% | £3,750 |
| £125k - £250k | £125,000 | 5% | £6,250 |
| £250k - £300k | £50,000 | 8% | £4,000 |
| Total | £14,000 |
Scotland: LBTT Rates
Land and Buildings Transaction Tax applies in Scotland:
| Value | Rate |
|---|---|
| £0 - £145,000 | 0% |
| £145,001 - £250,000 | 2% |
| £250,001 - £325,000 | 5% |
| £325,001 - £750,000 | 10% |
| Over £750,000 | 12% |
Additional Dwelling Supplement: 6%
Wales: LTT Rates
Land Transaction Tax applies in Wales:
| Value | Rate |
|---|---|
| £0 - £225,000 | 0% |
| £225,001 - £400,000 | 6% |
| £400,001 - £750,000 | 7.5% |
| £750,001 - £1,500,000 | 10% |
| Over £1,500,000 | 12% |
Higher rates for additional properties: +4%
When Is SDLT Due?
- Deadline: 14 days from completion
- Who pays: Usually the buyer (through solicitor)
- How to pay: Solicitor submits SDLT return and payment
Late payment incurs interest and penalties.
Frequently Asked Questions
Can I avoid the 3% surcharge by selling my old home?
Yes, if you sell your previous main residence within 3 years of buying the new one, you can claim a refund of the surcharge.
I'm buying with my partner who owns a property. Do I pay the surcharge?
Yes, if either buyer owns another property, the surcharge applies to the whole purchase.
Does SDLT apply to auction purchases?
Yes. Completion happens on fall of hammer at auctions, so the 14-day deadline starts immediately.
What about lease extensions?
SDLT may apply to lease extensions and ground rent purchases, with different calculation rules.
Related Calculators
- Stamp Duty Calculator - Calculate your SDLT
- First-Time Buyer Calculator - FTB relief calculation
- Property Purchase Calculator - Total purchase costs