Straight answers to the stamp duty questions UK buyers ask most — based on 2026/27 rates verified in October 2026.
Questions, answered
How much stamp duty will I pay?
It depends on the price, the nation, and your buyer type. In England, a £300,000 home costs a mover £5,000, a first-time buyer £0, and a second-home buyer £20,000. Use our free calculator for your exact figure.
Do first-time buyers pay stamp duty in 2026?
In England & NI: nothing on the first £300,000, then 5% up to £500,000, and no relief above £500,000. In Scotland: relief worth up to £600. In Wales: no specific relief, but everyone gets a £225,000 tax-free band.
What is the stamp duty threshold in 2026?
The nil-rate band — the amount you can buy for tax-free — is £125,000 in England & NI, £145,000 in Scotland (£175,000 for first-time buyers), and £225,000 in Wales.
How is stamp duty calculated? Is it on the whole price?
No — it’s charged in bands, like income tax. You pay each rate only on the portion of the price inside that band. That’s why a £300,000 purchase in England costs £5,000, not 5% of £300,000 (£15,000).
When do I have to pay stamp duty?
Within 14 days of completion. Your conveyancer or solicitor usually files the return and pays for you — but the legal responsibility is yours, and penalties apply for late filing.
What changed in April 2025?
England’s tax-free threshold dropped from £250,000 to £125,000, and first-time buyer relief shrank significantly. Many buyers pay thousands more than they would have a year earlier.
How much is stamp duty on a second home?
A 5% surcharge applies on top of every band in England & NI (rates of 5%–17%). Scotland charges 8% of the full price on top of LBTT; Wales has a separate higher-rate table.
Is stamp duty different in Scotland and Wales?
Yes — they’re entirely separate taxes: LBTT in Scotland and LTT in Wales, each with their own bands and rates, administered by Revenue Scotland and the Welsh Revenue Authority respectively.
Can I get a stamp duty refund?
If you paid the second-home surcharge because you bought before selling your old main home, you can reclaim it if you sell the old home within 3 years (England & NI). Scotland has its own reclaim provisions.
Do I pay stamp duty on new-build homes?
Yes — the same rates apply whether the property is new or second-hand. The price you pay is what the bands apply to.
Is stamp duty tax-deductible?
Not against rental income. But it forms part of the property’s cost for capital gains tax when you sell — keep your completion statement.
Who actually pays — me or my solicitor?
You do, legally. In practice your conveyancer files the return and pays HMRC from your funds on completion day.
Work out your exact bill
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