UK stamp duty rates & thresholds : 2026 Updates

Team Nomi

Aug 19, 2026
7 minutes read

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Stamp Duty Land Tax (SDLT) is one of the main upfront costs to consider when buying property in England or Northern Ireland. The amount you pay depends on the property price, whether you are a first-time buyer, and whether you are purchasing an additional property.

In 2026, standard residential SDLT rates range from 0% to 12%, depending on the portion of the property price falling within each tax band. First-time buyers can benefit from reduced rates, while additional properties and some higher-value purchases are subject to higher rates.

This guide explains the latest SDLT rates and thresholds for 2026, how the tax is calculated, first-time buyer relief, and the rates that apply to landlords and second-home buyers, with worked examples to help you estimate your potential SDLT bill.

Note: Stamp Duty Land Tax applies to England and Northern Ireland only. Scotland has its own Land and Buildings Transaction Tax (LBTT), and Wales has Land Transaction Tax (LTT); the rates below don’t apply if you’re buying there.

Is stamp duty changing in 2026?

No new stamp duty changes have been announced for 2026. The rates currently in force were introduced in two stages under the previous government: the additional-property surcharge rose from 3% to 5% in the October 2024 Budget, and the temporary higher nil-rate thresholds expired on 1 April 2025, reverting to the lower bands shown below.

At the November 2025 Autumn Budget, no further changes were made to residential stamp duty rates or thresholds.

So if you’re asking “will stamp duty change in 2026” or “are there new stamp duty rules”, the answer, as things stand, is no. The rules below are the ones that currently apply and are the ones you should budget against.

Stamp duty thresholds and rates 2026

These are the standard residential rates that have applied since 1 April 2025 and remain in force for 2026.

Standard residential rates

Worked example: You buy a home for £350,000, and you already own (or have owned) property before, so no first-time buyer relief applies.

• • 0% on the first £125,000 = £0
  • 2% on the next £125,000 (£125,001-£250,000) = £2,500
  • 5% on the remaining £100,000 (£250,001-£350,000) = £5,000
  • Total stamp duty payable: £7,500

Stamp duty for first-time buyers

First-time buyers get a higher tax-free threshold, though it’s less generous than it was before April 2025.

First-time buyer rates

To qualify, everyone buying the property must be a first-time buyer, meaning none of you has ever owned residential property anywhere in the world, including through inheritance or a previous joint purchase. The property must also be intended as your main home.

Worked example: A first-time buyer purchases a flat for £320,000.

• • 0% on the first £300,000 = £0
  • 5% on the remaining £20,000 = £1,000
  • Total stamp duty payable: £1,000

Compare that to a non-first-time buyer paying the same £320,000: they’d pay £6,000 under the standard residential rates, £0 on the first £125,000, £2,500 on the next £125,000, and £3,500 on the remaining £70,000. The first-time buyer therefore pays £5,000 less in stamp duty. 

Before April 2025, first-time buyers paid nothing up to £425,000. Under the current rules, that tax-free threshold is £300,000, so many first-time buyers now pay stamp duty they wouldn’t have under the earlier, more generous relief.

Stamp duty on second homes and buy-to-let

If, after completion, you’ll own two or more residential properties anywhere in the world, you’ll usually pay an additional 5% surcharge on top of the standard rates. This applies to buy-to-let purchases, holiday homes, and second homes. It doesn’t apply to purchases under £40,000.

Rates for additional properties

Worked example: A landlord buys a £280,000 buy-to-let property.

• • 5% on the first £125,000 = £6,250
  • 7% on the next £125,000 = £8,750
  • 10% on the remaining £30,000 = £3,000
  • Total stamp duty payable: £18,000

Replacing your main residence: If you’re selling your current home and buying a new one, you won’t pay the extra 5% as long as you complete the sale within 36 months of your new purchase. 

If you haven’t sold yet when you complete, you’ll pay the higher rate up front but can claim a refund from HMRC once the sale goes through.

Stamp duty for non-UK residents

If you’re not resident in the UK broadly, if you weren’t present for at least 183 days in the 12 months before your purchase, you’ll usually pay an additional 2% surcharge on top of whichever rates above apply to you. This is separate from, and stacks with, the additional-property surcharge if both apply.

New builds and shared ownership

Buying a new-build home doesn’t change your stamp duty position; the same rates apply as for any other property.

For shared ownership purchases, you can choose to:

• • Pay stamp duty on the full market value upfront (a “market value election”), so you owe nothing further as you staircase to full ownership later, or
  • Pay stamp duty only on the share you’re buying now, with further SDLT potentially due as your share increases

Which option works out cheaper depends on your circumstances. A conveyancing solicitor can talk you through the trade-offs for your specific purchase.

Tips to reduce stamp duty costs

1. Check if you qualify for first-time buyer relief before buying.
2. Try to negotiate a lower purchase price if possible.
3. Keep furniture and other removable items separate from the property price.
4. If you are replacing your main home, check whether you can claim an SDLT refund after selling your old home.
5. Consider whether joint ownership is suitable for your situation.
6. Speak to a solicitor or tax adviser early to check for any reliefs or savings.

How Nomi helps you stay on top of property tax

Stamp duty is only one part of managing property finances, and it gets more complex once you’re tracking rental income, expenses, and tax obligations across multiple properties. This is where Nomi can help.

• • Manage multiple properties in one place with Nomi’s Multiple Property Wizard, keeping income and expenses organised in a single dashboard
  • Track rental income and expenses automatically, with minimal manual input
  • Stay aligned with UK tax requirements, reducing the risk of errors and missed deadlines
  • Get real-time visibility of your property portfolio’s financial and tax position
  • Prepare reports and filings quickly, so you’re always ready for tax season

Whether you’re a landlord, investor or first-time buyer thinking ahead, Nomi helps you stay organised and tax-efficient beyond the point of purchase. Explore Nomi’s property features 

Disclaimer: Tax rules can change over time, and the information in this blog is based on stamp duty regulations as of early 2026. It is intended for general guidance only. You should always consult a qualified tax advisor or property professional for personalised advice.

Frequently asked questions

1. Is stamp duty changing in 2026?
Ans. No. No new SDLT changes have been announced for 2026. The rates in force since 1 April 2025 continue to apply.

2. Are there any new stamp duty rules for 2026?
Ans. No new rules have been introduced this year. The current framework dates from the October 2024 and April 2025 changes, and nothing further was announced at the November 2025 Budget.

3. How much stamp duty will I pay on a £300,000 house?
Ans. A non-first-time buyer pays £5,000 (0% on the first £125,000, 2% on the next £125,000, 5% on the remaining £50,000). A first-time buyer pays nothing, as £300,000 is exactly the first-time buyer nil-rate threshold.

4. Who is exempt from paying stamp duty?
Ans. First-time buyers purchasing for £300,000 or less, and buyers purchasing a property for £125,000 or less, generally pay no SDLT under the relevant standard rates.

5. Do I pay stamp duty on a buy-to-let property?
Ans. Yes, and you’ll usually pay an additional 5% surcharge on top of standard rates, since it’s an additional property.

6. Can I add stamp duty to my mortgage?
Ans. No. It’s paid in cash on completion, typically handled by your solicitor, so you need the funds available alongside your deposit.