Stamp Duty Land Tax

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Residential property rates

You usually pay Stamp Duty Land Tax (SDLT) on increasing portions of the property price when you buy residential property, for example a house or flat.聽

The amount you pay depends on:聽

  • when you bought the property
  • how much you paid for it
  • whether you鈥檙e eligible for relief or an exemption

Use the to work out how much tax you鈥檒l pay.聽

Find out more about previous SDLT thresholds and rates for residential properties.

Rates for a single property

You pay SDLT at these rates if, after buying the property, it is the only residential property you own. You usually pay 5% on top of these rates if you own another residential property.

Property or lease premium or transfer value SDLT rate
Up to 拢125,000 Zero
The next 拢125,000 (the portion from 拢125,001 to 拢250,000) 2%
The next 拢675,000 (the portion from 拢250,001 to 拢925,000) 5%
The next 拢575,000 (the portion from 拢925,001 to 拢1.5 million) 10%
The remaining amount (the portion above 拢1.5 million) 12%

Example

In April 2025 you buy a house for 拢295,000. The SDLT you owe will be calculated as follows:

  • 0% on the first 拢125,000 = 拢0
  • 2% on the second 拢125,000 = 拢2,500
  • 5% on the final 拢45,000 = 拢2,250
  • total SDLT = 拢4,750

Use the to work out how much tax you鈥檒l pay.

New leasehold sales and transfers

When you buy a new residential leasehold property you pay SDLT on the purchase price of the lease (the 鈥榣ease premium鈥�) using the rates above.

If the total rent over the life of the lease (known as the 鈥榥et present value鈥�) is more than the SDLT threshold (currently 拢125,000), you鈥檒l pay SDLT at 1% on the portion over 拢125,000.

This does not apply to existing (鈥榓ssigned鈥�) leases.

You can work out how much SDLT you鈥檒l pay for your residential lease using HMRC鈥檚:

If you鈥檙e buying your first home

You can claim a discount (relief) if the property you buy is your first home. You鈥檙e eligible if you and anyone else you鈥檙e buying with are first-time buyers.

You鈥檒l pay:

  • no SDLT up to 拢300,000
  • 5% SDLT on the portion from 拢300,001 to 拢500,000

If the price is over 拢500,000, you cannot claim the relief. Follow the rules for people who鈥檝e bought a home before.

Example

You are a first-time buyer and purchase a property for 拢500,000. The SDLT you owe will be calculated as:

  • 0% on the first 拢300,000 = 拢0
  • 5% on the remaining 拢200,000 = 拢10,000
  • total SDLT = 拢10,000

Higher rates for additional properties

You鈥檒l usually have to pay 5% on top of SDLT rates if buying a new residential property means you鈥檒l own more than one.

Use the or check the higher rates to work out how much tax you鈥檒l pay.

If you鈥檙e replacing your main residence

You will not pay the extra 5% SDLT if both of the following apply:

  • the property you鈥檙e buying is replacing your main residence
  • your previous main residence was sold within 36 months of completing your new purchase

If you have not sold your main residence on the day you complete your new purchase, you鈥檒l have to pay higher rates. This is because you own 2 properties.

Check if you鈥檙e eligible for a refund of the higher rates of SDLT.

Rates if you鈥檙e not a UK resident

If you鈥檙e not present in the UK for at least 183 days (6 months) during the 12 months before your purchase you are 鈥榥ot a UK resident鈥� for the purposes of SDLT.

You鈥檒l usually pay a 2% surcharge if you鈥檙e buying a residential property in England or Northern Ireland.

You may not have to pay a surcharge on certain properties, transactions or if you鈥檙e a particular type of buyer.

Check if you鈥檙e eligible for a refund of the surcharge.

If you have to pay the surcharge, you鈥檒l also have to pay any other rates of SDLT that apply, for example:聽

  • if you already own a property and you鈥檙e buying an additional property
  • if you鈥檙e a first-time buyer聽

Use the to work out how much tax you鈥檒l pay.聽

Special rates

There are different SDLT rules and rate calculations for:

View a printable version of the whole guide

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